proposed residential development at citywest road ...€¦ · 7.4 hectare greenfield site. a...

Planning Report and Statement of Consistency

In respect of

Proposed Residential Development at Citywest Road

Fortunestown, Co. Dublin

Prepared for

Glenveagh Homes Ltd.

Prepared by

John Spain Associates

February 2020

39 Fitzwilliam Place, Dublin 2 Telephone: (01) 662 5803

E-mail [email protected]

mailto:[email protected]

February 2020 Planning Report and Statement of Consistency

John Spain Associates Planning & Development Consultants

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DOCUMENT CONTROL SHEET

Client: Glenveagh Homes Ltd.

Project Title: Citywest Road SHD

Document Title: Planning Report and Statement of Consistency

Document No: 18208PRSOC

Rev. Status Author(s) Reviewed By Approved By Issue Date

DV1 DV1 NR RK RK 20-1-2020

F01 F01 RK RK RK 6-2-2020



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TABLE OF CONTENTS

1.0 INTRODUCTION ....................................................................................................... 1

2.0 DEVELOPMENT DESCRIPTION............................................................................... 3

2.1 DEMOLITION ............................................................................................................ 3

2.2 RESIDENTIAL DEVELOPMENT ............................................................................... 3

2.3 APARTMENT BUILDINGS ........................................................................................ 4

2.4 HOUSES .................................................................................................................... 6

2.5 DUPLEX UNITS ......................................................................................................... 6

2.6 COMMUNITY BUILDING/PAVILION ......................................................................... 6

2.7 LANDSCAPING STRATEGY .................................................................................... 7

2.8 CRECHE .................................................................................................................... 8

2.9 PARKING .................................................................................................................. 8

2.10 ACCESS .................................................................................................................... 8

3.0 CONSISTENCY WITH NATIONAL AND REGIONAL PLANNING POLICY .............. 9

3.2 REBUILDING IRELAND – ACTION PLAN FOR HOUSING AND HOMELESSNESS

10

3.3 REGIONAL ECONOMIC AND SPATIAL STRATEGY 2019 .................................... 10

4.0 CONSISTENCY WITH SECTION 28 GUIDELINES ................................................. 11

4.1 URBAN DEVELOPMENT AND BUILDING HEIGHTS (DECEMBER 2018) ............ 11

4.2 SUSTAINABLE URBAN HOUSING: DESIGN STANDARDS FOR NEW

APARTMENTS 2018 ............................................................................................... 13

4.3 SUSTAINABLE RESIDENTIAL DEVELOPMENT IN URBAN AREAS (2009) ........ 16

4.4 DESIGN MANUAL FOR URBAN ROADS AND STREETS (DMURS) (2013) .......... 24

4.5 GUIDELINES FOR PLANNING AUTHORITIES ON CHILDCARE FACILITIES (2001)

25

4.6 DRAFT WATER SERVICES GUIDELINES FOR PLANNING AUTHORITIES 2018 26

4.7 QUALITY HOMES FOR SUSTAINABLE COMMUNITIES - 2007............................ 26

4.8 TRANSPORT STRATEGY FOR THE GREATER DUBLIN AREA 2016 - 2035 ....... 27

4.9 GUIDELINES FOR PLANNING AUTHORITIES ON ‘THE PLANNING SYSTEM AND

FLOOD RISK MANAGEMENT (NOVEMBER 2009)’ ............................................... 28

4.10 APPROPRIATE ASSESSMENT OF PLANS AND PROJECTS IN IRELAND -

GUIDANCE FOR PLANNING AUTHORITIES (2009) .............................................. 29

5.0 CONSISTENCY WITH LOCAL PLANNING POLICY .............................................. 30

5.1 SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2016 - 2022 ............................ 30



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5.2 DEVELOPMENT MANAGEMENT STANDARDS – SOUTH DUBLIN COUNTY

DEVELOPMENT PLAN 2016-2022 ......................................................................... 37

5.3 FORTUNESTOWN LOCAL AREA PLAN 2012 ....................................................... 39

6.0 PART V.................................................................................................................... 49

7.0 APPROPRIATE ASSESSMENT .............................................................................. 50

8.0 SECTION 247 MEETING – SOUTH DUBLIN COUNTY COUNCIL ......................... 50

9.0 PHASING ................................................................................................................ 50

10.0 CONCLUSIONS ...................................................................................................... 52

APPENDIX 1 PRE-APPLICATION DISCUSSIONS (UNDER S. 247 OF ACT) ..................... 1

APPENDIX 2 LOCAL PLANNING POLICY OBJECTIVES ................................................... 4

LIST OF FIGURES

Figure 1.1 – Overall Masterplan .............................................................................................................. 2 Figure 2.1 – Community Building and Management Office ..................................................................... 6 Figure 2.2 – Community Building and Management Office - Layout....................................................... 7 Figure 4.1 – Urban Design Manual 12 criteria....................................................................................... 17 Figure 4.2 – Open Space Hierarchy ...................................................................................................... 22 Figure 5.1 – South Dublin RPG Housing Allocation/Estimated CSO Requirement .............................. 30 Figure 5.2 – South Dublin Housing Required to Meet Growth Scenario ............................................... 30 Figure 5.3 – Land Use Zoning Map (South Dublin County Development Plan) .................................... 31 Figure 5.4 – Fortunestown LAP - Density ............................................................................................. 40 Figure 5.5 – Citywest Road Neighbourhood Framework (Fortunestown Local Area Plan) .................. 41 Figure 9.1 – Proposed Phasing ............................................................................................................. 51

LIST OF TABLES

Table 2.1 – Overall Mix of Units .............................................................................................................. 3 Table 2.2 – Communal Terraced Areas in Blocks ................................................................................... 5 Table 2.3 – Car and Cycle Parking ......................................................................................................... 8 Table 4.1 – Compliance with SPPR3 .................................................................................................... 14 Table 4.2 – Communal Open Space Requirement ............................................................................... 16 Table 5.1 – Evaluation of the proposed development in terms of relevant county plan development management policies for housing .......................................................................................................... 32 Table 5.2 – Evaluation of the proposed development in terms of relevant Community Policies .......... 34 Table 5.3 – Evaluation of the proposed development in terms of relevant Transport and Mobility Objectives .............................................................................................................................................. 34 Table 5.4 – Evaluation of the proposed development in terms of relevant Natural Heritage Objectives ............................................................................................................................................................... 35 Table 5.5 – LAP Policies and Objectives .............................................................................................. 42 Table 5.6 – LAP Phasing ....................................................................................................................... 47



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1.0 INTRODUCTION

1.1 On behalf of the applicant, Glenveagh Homes Limited, this Statement of Consistency with Planning Policy has been prepared to accompany this application to An Bord Pleanála in relation to a proposed strategic housing development at Citywest Road, Fortunestown, Co. Dublin on a site of c. 7.4 hectares.

1.2 In summary, the proposal will comprise a residential development of 463 no. dwellings consisting of 89 no. houses, 21 no. duplex units and 353 no. apartments, including public open space and landscaping, access, drainage infrastructure and parking on a 7.4 hectare greenfield site. A crèche and community building are also proposed.

1.3 This consistency statement, prepared by John Spain Associates, demonstrates that the proposal is consistent with the relevant national planning policy, guidelines issued under Section 28 of the Planning and Development Act 2000 (as amended), and with local planning policy.

1.4 This SHD application is accompanied by a comprehensive range of documentation which specifically seeks to address the requirements of the Planning and Development (Housing) and Residential Tenancies Act 2016, the Planning and Development (Strategic Housing Development) Regulations 2017, and items raised by the Planning Authority during pre-application discussions and the relevant sections of the South Dublin County Development Plan 2016-2022.



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Figure 1.1 – Overall Masterplan

Source: MDO Architects



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2.0 DEVELOPMENT DESCRIPTION

2.1 The Site Layout Plan (figure 1.1) prepared by McCauley Daye O’Connell Architects shows the overall layout in context.

2.1 Demolition

2.2 There is no demolition of habitable or any other structures relating to the proposed development.

2.2 Residential Development

2.3 In summary, the proposed development comprises 463 dwellings in a range of houses, duplex units and apartments, including public and communal open space and landscaping, access, drainage infrastructure and parking on a 7.4 hectare greenfield site. A crèche (in the southern part of the site) and community space (located centrally) are also proposed.

2.4 The northern portion of the site accommodates 6 no. (7 storey) apartment buildings comprising 321 no. units, while the houses (89 no.) are located in the southern portion of the site. 21 no. duplex units and 32 no. apartments are also located in the southern portion of the lands. Accommodation within the apartments will be provided through a mix of studio, 1 bed, 2 bed and 3 bed apartment units, with duplex units also incorporated (4 no. 2 bed and 17 no. 3 bed).

2.5 The proposal will include significant areas of open space and landscaping in accordance with the objectives of the LAP specific to the Citywest Neighbourhood Framework. These will include a combination of pocket parks, neighbourhood park and interlinked shared surfaces which will enhance pedestrian movement and permeability. The primary point of access is proposed from Citywest Road at the site’s western perimeter. A secondary access is also proposed to connect with the permitted development on the adjoining lands to the north and pedestrian-only access is proposed to the east with Magna Business Park

2.6 The gross area of the proposed development relates to c. 7.4 hectares resulting in a density of c. 63 units per hectare gross (93 net). The local planning policy documents relating to the subject lands comprise the South Dublin County Development Plan 2016-2022 and the Fortunestown Local Area Plan. The site is zoned ‘Objective RES-N’ within the Development Plan ‘To provide for new residential communities in accordance with approved area plans’.

2.7 The overall mix of apartments within the proposed scheme is noted as follows:

Table 2.1 – Overall Mix of Units

Studio

1

bed

2

bed

3

bed

4

bed Overall

%

Houses - - 51 20 18 89 19.2%

Apartments 22 65 242 24 353 76.2%

Duplex Units* - - 17 4 21 4.5%

Total 22 65 310 48 18 463

Overall Mix 4.5% 14% 67% 10.4% 3.9% 100%

*Includes Duplex apartments and townhouses as per MDO Residential Quality Audit



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2.8 The proposed development will also provide:

• 401 no. car parking spaces;

• 364 no. cycle spaces;

• 2.3 hectares of open space, (equating to c. 32% of the total site area); 2.3 Apartment Buildings

2.9 The apartments will be located in 7 no. apartment buildings, with 6 no. 7 storey apartment buildings in the northern portion of the subject site and a 6 storey apartment building along with 2 no. 3 storey duplex blocks in the southern portion of the subject site. Overall there will be 353 no. apartments with balconies comprising 22 no. studios, 65 no. 1 bedroom apartments, 242 no. 2 bedroom apartments and 24 no. 3 bedroom apartments.

2.3.1 Block 1

2.10 Block 1 is 6 storeys (with a part 7 storey level) and comprises 57 no. apartments consisting of 1 no. studio apartment, 9 no. 1 bedroom apartments, 41 no. 2 bedroom apartments, and 6 no. 3 bedroom apartments. A communal terrace area of c. 173 sq. m is provided at 5th floor level, and a further communal terrace of 314 sq. m is provided at 6th floor level. Bicycle storage is provided internally at ground floor level.

2.3.2 Block 2

2.11 Block 2 is 6 storeys (with a part 7 storey level) and comprises 47 no. apartments consisting of 6 no. studio apartments, 10 no. 1 bedroom apartments, and 31 no. 2 bedroom apartments. A communal terrace area of c. 371 sq. m is provided at 6th floor level. Bicycle storage is provided internally at ground floor level.

2.3.3 Block 3

2.12 Block 3 is 6 storeys over basement (with a part 7 storey level) and comprises 56 no. apartments consisting of 1 no. studio apartment, 10 no. 1 bedroom apartments, 39 no. 2 bedroom apartments and 6 no. 3 bedroom apartments. 2 no. communal terrace areas are provided at 6th floor level. Bicycle storage is provided internally at ground floor level, with car parking (18 no. spaces) along with ancillary plant/storage at basement level.

2.3.4 Block 4

2.13 Block 4 is 6 storeys over basement (with a part 7 storey level) and comprises 56 no. apartments consisting of 1 no. studio apartment, 10 no. 1 bedroom apartments, 39 no. 2 bedroom apartments and 6 no. 3 bedroom apartments. 2 no. communal terrace areas are provided at 6th floor level. Bicycle storage is provided internally at ground floor level, with car parking (16 no. spaces) along with ancillary plant/storage at basement level.

2.3.5 Block 5

2.14 Block 5 is 6 storeys (with a part 7 storey level) and comprises 47 no. apartments consisting of 6 no. studio apartments, 10 no. 1 bedroom apartments, and 31 no. 2 bedroom apartments. A communal terrace area of c. 371 sq. m is provided at 6th floor level. Bicycle storage is provided internally at ground floor level.



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2.3.6 Block 6

2.15 Block 6 is 6 storeys over basement (with a part 7 storey level) and comprises 58 no. apartments consisting of 2 no. studio apartments, 9 no. 1 bedroom apartments, 41 no. 2 bedroom apartments and 6 no. 3 bedroom apartments. Communal terrace at fourth floor level (50.6 sq. m), fifth floor level (173.4 sq. m) and sixth floor level (314 sq. m). Bicycle storage is provided internally at ground floor level, with car parking (15 no. spaces) along with ancillary plant/storage at basement level.

2.3.7 Block 7

2.16 Block 7 is 6 storeys and comprises 32 no. apartments consisting of 5 no. studio apartments, 7 no. 1 bedroom apartments, and 20 no. 2 bedroom apartments. A communal terrace of c. 388.4 sq. m at fifth floor level.

2.17 The apartments are afforded generous communal open space terraced areas as follows:

Table 2.2 – Communal Terraced Areas in Blocks

Communal open Space (sqm)

Block 1 538

Block 2 422

Block 3 721

Block 4 721

Block 5 422

Block 6 538

Block 7 476

Total 3,838


2.18 The apartments would require a communal open space provision of 2,323 sq. m (as per Appendix 1 of the Apartment Guidelines). The communal open space provided just within the apartment buildings (at various levels), is far in excess of the requirement.

2.19 In addition to the above 3,838 sq. m of communal open space, there are extensive communal open space areas within the apartment buildings at ground floor level comprising 4,850 sq. m, giving a total of 8,688 sq. m of communal open space. This figure excludes additional privacy strip areas and incidental landscaped areas of 4,450 sq. m, which will provide additional amenity to future residents. It also excludes the areas of Public Open Space of c. 2.3 hectares.



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2.3.8 Creche

2.20 It is proposed to provide a creche of c. 587.8 sq. m located at ground and first floor levels of Apartment Building no. 7, in the southern part of the subject site, including an external play area of c. 197 sq. m.

2.4 Houses

2.21 The 89 no. houses are designed as two and three storey family dwellings, in a wide mix of units comprising 51 no. 2 bedroom houses, 20 no. 3 bedroom houses and 18 no. 4 bedroom houses in detached, semi-detached or terraced configurations. Individual plot layouts provide good separation to ensure privacy and minimise overlooking. The end-row and end terrace house types have been used to turn corners, with front doors and windows giving activity and passive supervision to the sides and avoiding large blank gables.

2.22 The variety of house types provides for a wide choice to suit all potential occupiers and many household types, as well as permitting a very efficient site layout. The mix of house type in any one row creates visual interest and contribute to the specific character of the development, both overall and in each street.

2.5 Duplex Units

2.23 It is proposed to provide 21 no. duplex units (17 no. 2 bed and 4 no. 3 bed) contained in 2 no. 3 storey duplex buildings located within the southern portion of the scheme. The first fronting onto the main internal spine road, and the second block located at the southern end of the subject lands.

2.6 Community Building/Pavilion

2.24 The proposed development includes a single storey community building of c.141 sq. m, which will include a multipurpose room, meeting room, toilet facilities and a (management) office. The space is designed to be flexible to adapt to future needs of the community.

Figure 2.1 – Community Building and Management Office




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Figure 2.2 – Community Building and Management Office - Layout


2.25 The Community building is located centrally within the scheme providing for ease of access to future residents.

2.7 Landscaping Strategy

2.26 The landscape strategy aims to integrate the new built development with the existing landscape and create a network of attractive and useable open spaces while contributing to the local biodiversity. The character of the landscape proposed is one of large trees, copses of native trees, formal clipped hedges, ornamental shrub and groundcover planting, woodland planting and native hedgerows. We refer the Board to the enclosed Landscape Design Statement and drawings and landscape Masterplan prepared by Bernard Seymore – Landscape Architecture.

2.27 The Landscape proposal is based around a series of carefully linked route systems, which connect the two residential areas - the apartment buildings and the housing areas, to ‘key spaces’ which combine to offer focal points, areas of communal activity and engagement, a biodiverse rich parkland, designed with trails and paths with a cycle path encompassing the western perimeter of the site.

2.28 A carefully designed hierarchy of routes consist of a main driveway bisecting the two residential zones, to the north and south of this are treelined avenues that lead to the main residential activity spine, composed of a community centre, playgrounds, open green spaces, at the same time allowing multiple access points through walkways and footbridges to the natural parkland.

2.29 The apartment buildings will include private courtyards, a calm enclosed space that is proposed to be experienced as a spatial contrast from the more active circulation area on the active spine. This courtyard scheme provides socially useful spaces that will offer the residents a pleasant outdoor ambience as well as forming a series of pleasant green aspects when viewed from the apartments above.

2.30 All the homes have private gardens to the rear, while parking and a privacy strip is to the front of each house on treelined routes.



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2.8 Creche

2.31 It is proposed to provide a two storey creche of c. 587.8 sq. m along with an external play area of c. 197 sq. m. The creche is located to the south of site, at ground floor and first floor level of apartment block 7. The creche will provide drop-off spaces along with bicycle parking of 12 no. spaces and 22 no. car parking spaces.

2.9 Parking

2.32 It is proposed to provide 401 no. car parking spaces and 364 no. cycle spaces within the scheme. The houses/duplex units will be provided with a total of 219 no. car spaces with 153 no. car parking spaces for the houses.

Table 2.3 – Car and Cycle Parking

Car Parking Cycle Parking

Houses 153 Within houses

Apartments and Duplex Apartments

219 310 (within ground floor of blocks)

Creche/Community/Visitor/Car Sharing

29 54

Total 401 364

Source: Barrett Mahony Consulting Engineers

2.33 Blocks 3, 4 and 6 have some basement parking provided. The cycle parking is predominantly provided within the ground floor of the apartment blocks (310), located conveniently to the entrance. Additional visitor parking is provided at surface level.

2.10 Access

2.34 Vehicle access to the site will be provided via City West Road. To ensure permeability of the site, a vehicle and vehicular/pedestrian connection will also be provided at the north of the site, through to the approved residential development which is currently under construction (reg. ref. SD18A/0015).

2.35 In addition a pedestrian link across the site can be provided to the boundary with Magna Drive. It is intended that both of these links will be taken in charge to the applicant’s boundary.

2.36 These connections will be in addition to the pedestrian and cycleway connection which will be provided via the greenway link, adjacent to the existing stream, on the western side of the site. The permeability of the site will ensure ease of access for future residents (through a number of modes of travel) to facilities such as City West Business Park, City West Shopping centre and the Fortunestown Luas stop.



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3.0 CONSISTENCY WITH NATIONAL AND REGIONAL PLANNING POLICY

3.1 The key provisions of national and regional planning policy as it relates to the proposed

development is set out in the following sections.

3.1.1 National Planning Framework

4.1 The National Planning Framework is the Government’s plan to cater for the extra one million people that will be living in Ireland, the additional two thirds of a million people working in Ireland and the half a million extra homes needed in Ireland by 2040.

4.2 As a strategic development framework, ‘Project Ireland 2040’ sets the long-term context for our country’s physical development and associated progress in economic, social and environmental terms and in an island, European and global context.

3.1.2 National Strategic Outcomes

4.3 The NPF states that carefully managing the sustainable growth of compact cities, towns and villages will add value and create more attractive places in which people can live and work. Section 2.6 of the NPF seeks to provide compact and sustainable growth.

4.4 Chapter 4 of the National Planning Framework seeks to make urban places stronger “to enhance people’s experience of living and working in and visiting urban places in Ireland.”

4.5 The following is outlined:-

• National Policy Objective 3a of the Draft NPF states that it is a national policy objective to “deliver at least 40% of all new homes nationally within the built up envelope of existing urban settlements”.

• National Policy Objective 4 - Ensure the creation of attractive, liveable, well designed, high quality urban places that are home to diverse and integrated communities that enjoy a high quality of life and well-being.

• National Policy Objective 33 - Prioritise the provision of new homes at locations that can support sustainable development and at an appropriate scale of provision relative to location.

• National Policy Objective 34 - Support the provision of lifetime adaptable homes that can accommodate the changing needs of a household over time.

• National Policy Objective 35 - Increase residential density in settlements, through a range of measures including reductions in vacancy, reuse of existing buildings, infill development schemes, area or site-based regeneration and increased building heights.

3.1.3 Evaluation of Consistency

4.6 The proposed development accords with the National Planning Framework (2018) (NPF), in particular with its principles of compact growth and the reinforcement of the country’s existing urban structure at all levels. Where housing policy is concerned, the proposed development accords with the NPF’s core principles for housing delivery – in particular that the location of new housing be prioritised in existing settlements.



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4.7 In accordance with the NPF’s strategy of compact growth, it is proposed to develop new homes within an infill site.

4.8 In accordance with National Policy Objective 33, new homes will be provided at a sustainable location, with access to existing services and facilities, including (Luas c. 400m from entrance) as well as Dublin Bus services (on Citywest Road). In accordance with National Policy Objective 35, the proposal will increase residential density within an existing settlement.

3.2 Rebuilding Ireland – Action Plan for Housing and Homelessness

4.9 Rebuilding Ireland was launched in 2016 with the objective to double the annual level of residential construction to 25,000 homes and deliver 47,000 units of social housing in the period to 2021, while at the same time making the best use of the existing stock and laying the foundation for a more vibrant and responsive private rented sector.

4.10 Rebuilding Ireland is set around 5 no. pillars of proposed actions. Pillar 3 seeks to – Build More Homes: Increase the output of private housing to meet demand at affordable prices.


4.11 The proposal will deliver much needed housing within the Metropolitan Area of the Greater Dublin Area in accordance with the aims of Rebuilding Ireland, and in particular Pillar 3, which seeks to build more homes – “to increase the output of private housing to meet demand at affordable prices.”

3.3 Regional Economic and Spatial Strategy 2019

3.2 The Regional Economic and Spatial Strategy (RSES), which was adopted in June

2019, notes that the preferred spatial strategy for the Eastern and Midlands is the

consolidation of Dublin plus the Regional Growth Centres of Athlone, Dundalk and

Drogheda, supported by planned focussed growth of a limited number of self-

sustaining settlements.

3.3 The RSES outlines that the NPF also sets out the ambitious target to achieve compact

growth with 50% of housing to be provided within or contiguous to the built-up area of

Dublin city and suburbs. To achieve this, the MASP identifies strategic residential and

employment corridors along key public transport corridors existing and planned, that

contain development opportunities.

3.4 Fortunestown is identified on the strategic South Western Corridor in the Regional

Economic and Spatial Strategy, where it is notes that there is further capacity to “create

new residential communities at Fortunestown near to the emerging town of

Saggart/Citywest, served by the LUAS redline.”

3.5 The RSES EMRA states that the new district at Fortunestown near the emerging town

of Saggart/Citywest has a short term population capacity of 45,000 and a medium term

capacity giving a total capacity of 66,000 persons.


4.12 The proposed development at Citywest Road will consolidate the existing built up area

of the Dublin Metropolitan Area and promote sustainable compact growth with access



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to public transport utilising the Dublin Bus and Luas links in close proximity (400m) of

the site in order to connect it to the surrounding area. The proposed development

improves connectivity in the wider area through the introduction of linkages within an

expanded green infrastructure providing a cycleway and pedestrian path adjacent to

the existing stream park.

4.13 The proposed development also meets these requirements as it provides a community

building, creche, high-quality housing and open space. These provisions increase the

residential amenity and facility level in the area.

4.14 Having regarding the evolving role and function of Citywest, it is important to ensure

that appropriate and sustainable densities are promoted particularly in such close

proximity to the Luas.

4.0 CONSISTENCY WITH SECTION 28 GUIDELINES

4.1 The key section 28 guidance documents of relevance to the proposed development

are as follows:

• Urban Development and Building Height Guidelines (December 2018);

• Sustainable Urban Housing: Design Standards for New Apartments (2018);

• Guidelines for Planning Authorities on Sustainable Residential Development in Urban Areas (2009), and the accompanying Urban Design Manual;

• Design Manual for Urban Roads and Streets (2013);

• Guidelines for Planning Authorities on Childcare Facilities (2001);

• Draft Water Service Guidelines for Planning Authorities (2018);

• Quality Homes for Sustainable Communities (2007);

• The Planning System and Flood Risk Management (2009);

• Appropriate Assessment of Plans and Projects – Guidance for Planning Authorities (2009);

4.1 Urban Development and Building Heights (December 2018)

4.15 The Government published the Urban Development and Height Guidelines in 2018. The Guidelines set out national planning policy guidelines on building heights in urban areas in response to specific policy objectives set out in the National Planning Framework and Project Ireland 2040.

4.16 The Guidelines acknowledge that Planning Authorities have set generic maximum height limits that can undermine wider national policy objectives to provide more compact forms of urban development and continue an unsustainable pattern of urban sprawl, rather than consolidating and strengthening the existing built up area in accordance with National Planning Policy.

4.17 The Guidelines emphasise the policies of the NPF to greatly increase levels of residential development in urban centres and significantly increase building heights and overall density and to ensure that the transition towards increased heights and densities is not only facilitated but actively sought out and brought forward by the planning process and particularly at Local Authority level and An Bord Pleanála level.



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4.18 In addition, the Guidelines states that “the preparation of development plans, local areas plans, and Strategic Development Zone Planning Schemes and their implementation in the city, metropolitan and wider urban areas must therefore become more proactive and more flexible in securing compact urban growth through a combination of both facilitating increased densities and building heights”.

4.19 SPPR 1 states the following:

“In accordance with Government policy to support increased building height in location with good public transport accessibility, particularly town / city cores, planning authorities shall explicitly identify, through their statutory plans, areas where increased building height will be actively pursued for both redevelopment and infill development to secure the objectives of the National Planning Framework and Regional Spatial and Economic Strategies and shall not provide for blanket numerical limitations on building height”

4.20 Under SPPR3 it is a specific planning policy requirement that where an applicant demonstrates compliance with the height criteria, the assessment of the planning authority or the Board must take account of the wider strategic and national policy parameters set out in the National Planning Framework and the Building Height Guidelines.

4.21 The Urban Development and Building Heights contain SPPR 4 which requires:

“It is a specific planning policy requirement that in planning the future development of greenfield or edge of city/town locations for housing purposes, planning authorities must secure:

1. the minimum densities for such locations set out in the Guidelines issued by the Minister under Section 28 of the Planning and Development Act 2000 (as amended), titled “Sustainable Residential Development in Urban Areas (2009)” or any amending or replacement Guidelines;

2. a greater mix of building heights and typologies in planning for the future development of suburban locations; and

3. avoid mono-type building typologies (e.g. two storey or own-door houses only), particularly, but not exclusively so in any one development of 100 units or more.”


4.22 With regard to SPPR1 and SPPR3, the proposals for the scheme have been prepared with cognisance of the 2018 Section 28 Guidelines on building heights, as set out in greater detail in the Statement of Response, and the criteria for higher buildings set out therein, which can be summarised as follows:

• The proposed development is accessible in nature and well served by public transport with high capacity, frequent service and good links to other modes of public transport, being located within c. 400m of the Luas (Fortunestown Stop) as well as Dublin Bus services, located along Citywest Road.

• The proposed taller element will enhance the character and public realm of the area by providing a strong urban edge to the riparian corridor located along the western edge of the site as well as the existing attenuation pond, which is to be enhanced.

• The scheme now proposed uses height to achieve a greater density of



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development, in line with Government Guidelines, while ensuring variety of scale in order to create visual interest and contribute to the creation of an attractive urban environment and quality streetscapes.

• The higher elements will improve legibility both within the site and for the surrounding area

4.23 With reference to point no. 1, of SPPR4, the proposed development, located within a public transport corridor, provides an appropriate density in compliance with the Sustainable Residential Development in Urban Areas (2009) of c. 63 units per hectare gross (92 net), which is 50 units per hectare as set out in the 2009 Guidelines.

4.24 In relation to point no. 2, of SPPR4, the proposal includes for a mix of unit types and typologies and comprises 4.5% studio apartments, 14% 1-bedroom apartments, 52.2% 2 bedroom apartments, 11% 2 bedroom houses, 4.3% 3 bedroom houses, 5.2% 3 bedroom apartments, 3.7% 2 bedroom duplex units, 0.9% 3 bedroom duplex units and 3.9% 4 bedroom houses.

4.25 With regard to point no. 3, of SPPR4, the proposal avoids mono-type building typologies, 76.2% of the dwellings are in apartments, 4.5% are duplex apartments and 19.2% are houses, in different heights. The houses are 2 storey, with some 3 storey houses (to the front), The duplex buildings are 3 storeys, while the apartment buildings are, 6 storey (Block 7), while Blocks 1-6 are 6 storeys with part 7 storeys.

4.2 Sustainable Urban Housing: Design Standards for New Apartments 2018

4.26 Updated Sustainable Urban Housing Design Standards for New Apartments were published in March 2018. The guidelines provide for revised guidance on apartment developments in response to the National Planning Framework and Rebuilding Ireland.


4.27 This application is accompanied by a Housing Quality Assessment, prepared by MDO Architects, which demonstrates that the proposed apartments and associated communal spaces will conform to and exceed the standards set out within Sustainable Urban Housing: Design Standards for New Apartments.

4.28 The following is noted with reference to the Specific Planning Policy Requirements (SPPRs):

Specific Planning Policy Requirement 1 (Mix)

4.29 Specific Planning Policy Requirement 1 (SPPR1) states that ‘Apartment developments may include up to 50% one-bedroom or studio type units (with no more than 20-25% of the total proposed development as studios) and there shall be no minimum requirement for apartments with three or more bedrooms. Statutory development plans may specify a mix for apartment and other housing developments, but only further to an evidence based Housing Need and Demand Assessment (HNDA), that has been agreed on an area, county, city or metropolitan area basis and incorporated into the relevant development plan(s)’.

4.30 Apartment developments may include up to 50% one-bedroom or studio type units (with no more than 20-25% of the total proposed development as studios).

4.31 The Proposed development complies with SPPR 1 as it includes 353 no. apartments, comprising 6.2% (18 studios), 18.4% (65 no. 1 bedroom units), 68.6% (242 no. 2-bedroom units) and 6.8% (24 no. 3-bedroom units).



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4.32 We also note that no Housing Need and Demand Assessment has been undertaken by the Planning Authority for this area of the County, and it is therefore submitted that the proposed unit mix is consistent with the relevant planning policy requirement for Unit Mix.

Specific Planning Policy Requirement 2 (Small Urban Infill Sites)

4.33 Does not apply to the subject site.

Specific Planning Policy Requirement 3 (Minimum Areas)

4.34 SPPR3 of the Apartment Guidelines 2018 state that the following minimum floor areas for apartments apply:

• Studio apartment Minimum 37 sq.m

• 1 bedroom apartment Minimum 45 sq.m

• 2 bedroom apartment Minimum 73 sq.m

• 3 bedroom apartment Minimum 90 sq.m 4.35 The proposed development complies with the minimum apartment floor area

requirements set out in SPPR3. The schedule of accommodation / Residential Quality Audit and drawings prepared by MDO Architects demonstrates that the proposed development complies and exceeds the standards outlined in the Sustainable Urban Housing: Design Standards for New Apartments 2018.

Table 4.1 – Compliance with SPPR3

Apartment Type Apartment Guidelines 2018

Apartment Size in Proposed Development

22 no. studio Apartments 37 sq. m 40.8 sq. m

64 no. 1 bedroom apartment Type 1

45 sq. m 54 sq. m

1 no. 1 bedroom apartment Type 3

45 sq. m 61.1 sq. m

113 no. 2 bedroom apartments Type 1A

73 sq. m 82.2 sq. m

24 no. 2 bedroom apartments Type 1B

73 sq. m 90.5 sq. m

68 no. 2 bedroom apartments Type 2A

73 sq. m 80.8 sq. m

24 no. 2 bedroom apartments Type 2B

73 sq. m 80.8 sq. m

13 no. 2 bedroom apartments Type 3

73 sq. m 79.3 sq. m

24 no. 3 bedroom apartments 90 sq. m 105.9 sq. m


4.36 In addition, the Guidelines state that ‘the majority of all apartments in any proposed scheme of 10 or more apartments shall exceed the minimum floor area standard for any combination of the relevant 1, 2 or 3 bedroom unit types, by a minimum of 10%



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(any studio apartments must be included in the total but are not calculable as units that exceed the minimum by at least 10%).

4.37 The proposed development complies with the above.

Specific Planning Policy Requirement 4 (Aspect)

4.38 SPPR4 of the Guidelines relates to the provision of dual aspect units and states the following:

“Specific Planning Policy Requirement 4 In relation to the minimum number of dual aspect apartments that may be provided in any single apartment scheme, the following shall apply: (i) A minimum of 33% of dual aspect units will be required in more central and accessible urban locations, where it is necessary to achieve a quality design in response to the subject site characteristics and ensure good street frontage where appropriate.

(ii) In suburban or intermediate locations it is an objective that there shall generally be a minimum of 50% dual aspect apartments in a single scheme.

(iii) For building refurbishment schemes on sites of any size or urban infill schemes on sites of up to 0.25ha, planning authorities may exercise further discretion to consider dual aspect unit provision at a level lower than the 33% minimum outlined above on a case-by-case basis, but subject to the achievement of overall high design quality in other aspects.” (Emphasis added)

4.39 It recommends that ‘a minimum of 33% of dual aspect units will be required in more

central and accessible locations’, which as outlined above the subject site is considered to fall within the definition of, based on the site’s location within less than 1km of Fortunestown Luas stop. The 33% minimum requirement also applies to sites where a specific design response is required to the site characteristics or the good street frontage is necessary. The proposed development includes 50% dual aspect units (177 no.).

4.40 There are no north facing single aspect units within the scheme.

Specific Planning Policy Requirement 5 (floor to ceiling heights)

4.41 The apartment blocks comply with the requirement for floor to ceiling heights of 2.7m at ground floor level.

Specific Planning Policy Requirement 6 (Max units per core)

4.42 SPPR 6 notes that a maximum of 12 apartments per core may be provided within apartment schemes.

4.43 The apartment to stair/lift core ratio varies per block. The following summarises the proposals within each block of the scheme: Blocks 2, 5 and 7 – 8 per core; Blocks 1, 3, 4, and 6 10 apartments (max) per core.

4.44 The proposal complies with this SPPR6.

4.45 The Residential Quality Audit, prepared by MDO Architects demonstrates how the proposed apartments comply with appendix 1 of the Apartment Guidelines 2018 in respect of sizes of apartments, minimum aggregate floor areas, widths, storage, minimum private open space.



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4.46 With reference to communal open space the proposed development would require a communal open space provision of 2,323 sq. m using the following calculations:

Table 4.2 – Communal Open Space Requirement Communal Open

Space No. of Units Sq. m

Studio

4 22 88

1 bed 5 65 325

2 bed 7 242 1694

3 bed 9 24 216

353 2,323


4.47 The communal open space provided just within the apartment buildings (at various levels), at 3,838 sq. m is far in excess of the requirement.

4.48 In addition to the above 3,838 sq. m of communal open space, there are extensive communal open space areas within the apartment buildings at ground floor level comprising 4,850 sq. m, giving a total of 8,688 sq. m of communal open space. This figure excludes additional privacy strip areas and incidental landscaped areas of 4,450 sq. m, which will provide additional amenity to future residents. It also excludes the areas of Public Open Space of c. 2.3 hectares.

SPPR 7, 8 and 9- Build to Rent and Shared Accommodation 4.49 The above SPPR’s do not apply to the proposed development.

4.3 Sustainable Residential Development in Urban Areas (2009)

4.50 The Sustainable Residential Development in Urban Areas (SRD) Guidelines provide guidance on the core principles of urban design when creating places of high quality and distinct identity. The Guidelines recommend that planning authorities should promote high quality design in their policy documents and in their development management process. To assist with this, the Guidelines are accompanied by a Design Manual discussed below which demonstrates how design principles can be applied in the design and layout of new residential developments, at a variety of scales of development and in various settings.

4.51 The role of the Guidelines for Planning Authorities on Sustainable Residential Development in Urban Areas is to ensure the ‘plan led’ delivery of new development throughout the country.


4.52 The proposed development accords with the Guidelines for Planning Authorities on Sustainable Residential Development in Urban Areas (2009) and could be best described as a site located on a public transportation corridor located within c. 400-800m of the red Luas line.

4.53 The SRD note that a balance has to be struck between the reasonable protection of the amenities and privacy of adjoining dwellings, the protection of established character and the need to provide residential infill.



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4.54 The design approach is based on a need to protect the amenities of the surrounding residential development and the design intent is to protect the amenities of the adjoining neighbours and general character of the area and its amenities. While the Local Area Plan indicates a density of c. 30 – 50 units per hectare (net – depending on Neighbourhood), it is considered, that having regard to the location of the site, and national strategic guidance contained in the SRD, and also to An Bord Pleanála precedent, a density range of a minimum of 50 units per hectare (net), is appropriate for the overall subject site.

4.55 Section 5.8 of the Guidelines recommends that ‘in general, minimum net densities of 50 dwellings per hectare, subject to appropriate design and amenity standards, should be applied within public transport corridors, with the highest densities being located at rail stations / bus stops, and decreasing with distance away from such nodes’.

4.56 In this regard the density of the northern portion of the subject site is c. 140 units per hectare (net), and c. 53 units per hectare (net) in the southern portion of the subject site.

4.3.2 Urban Design Manual – A Best Practice Guide (2009)

Figure 4.1 – Urban Design Manual 12 criteria

Source: Urban Design Manual DoEHLG 2009

4.57 The Design Manual sets out a series of 12 criteria which it recommends should be used in the assessment of planning applications. The 12 criteria are discussed in detail below. This application is accompanied by a Design Statement, prepared by MDO Architects, which demonstrates how the proposed development has regard to and has been developed in accordance with best practice in respect to urban design. The Design Statement should be read in conjunction with this Planning Report and Statement of Consistency and with the plans and particulars accompanying this submission.

4.58 The Urban Design Manual is based around 12 criteria that have been drawn up to encapsulate the range of design considerations for residential development based on



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‘’a distillation of current policy and guidance and tried and tested principles of good urban design.’’ The 12 no. criteria are assessed as follows:

4.3.3 Context: How does the development respond to its surroundings?

4.59 The proposed development responds to its surroundings by providing attractive streets and open spaces, high quality buildings and feature setbacks from neighbouring dwellings. The development is arranged so that the apartments are situated to the north of the site, closer to the Fortunestown Luas stop and to retail and business centres. The Houses are positioned closer to existing lower-density residential areas so that they are in keeping with the existing character of the area. This southern area also includes a mix of duplex units and an apartment block to provide legibility and respond to the existing height, located at the Belfry to the south. A substantial linear park will run from the north to the south of the site, along the Citywest road. Pedestrian links will be provided throughout the park and the development in order to better connect it to the surrounding area, particularly to the north.

4.60 The immediate townscape character is varied, with a mix of development types including lower and mixed density residential estates with apartment buildings of up to five storeys, and larger buildings (e.g. Citywest shopping centre and Magna business park). The proposed development would not be out of place in this context. It represents an appropriate transition (in scale and layout) between the Verschoyle estate to the west, Belfry to the south, Magna industrial park to the east and the district centre to the north west.

4.61 Significant parkland areas are proposed inside the site’s west and northern boundaries - to protect the amenities of the existing low density estates to the west and north from the taller development on the site (while concentrating the taller/higher density development as close as possible close to the urban core to the north west), located in the Citywest District Centre.

4.3.4 Connections: How well is the new neighbourhood / site connected?

4.62 The proposed development features an integrated model of street design that provides pedestrian and cyclist priority over the motorcar. The proposed development includes public open space in the form of a linear park, to the west and north of the site, which has been designed to integrate with the permitted proposals under SD18A/0055, located to the north. Initial discussions have taken place between Glenveagh Homes and the adjoining landowner, (to the north) with regard to connectivity and agreeing the landscaping interface. (see Appendix 1 of ABP Response document).

4.63 The park will contain a number of pedestrian links between the development and the Citywest road, as well as shared surface roads to better connect the development. The development has internal roads, allowing for a future pedestrian connection to Magna Drive, (which is currently not taken in charge). In addition, the layout of the proposal includes for a connection to the north to the permitted residential development, which is currently under construction. The emphasis of this development will be on the pedestrian and cycle connections that it has to the wider area and to further transport links such as Dublin Bus and the Luas line.

4.64 Furthermore, it is noted the site layout includes connections to the west (proposed pedestrian crossings on Citywest Road) as well as linking into the existing cycle and pedestrian facilitates along Citywest Road, integrated also to the proposed landscaping. The layout caters for all potential desire lines across the site, including the route between the district centre (and Luas stop) and Magna Business Park. The



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development would substantially enhance pedestrian connectivity and permeability in the area.

4.3.5 Inclusivity: How easily can people use and access the development?

4.65 The proposed development includes apartment and duplex apartments which are suitable for mobility impaired persons as well as houses. Landscape design and detailing of roads and footpaths provide for movement throughout the development by mobility impaired persons, in compliance with Building Regulations Part M.

4.66 The overall development will include 10% social housing which will be provided within the scheme.

4.67 The proposed development will provide a variety of vehicle, pedestrian and cycle routes throughout the site. The internal road network provides for a clear navigable route throughout the development with a series of cycle paths and footpaths to increase the overall level of connectivity and permeability for future residents.

4.68 The development will provide for disabled car parking spaces and all communal areas and house types are designed to be accessible to all.

4.3.6 Variety: How does the development promote a good mix of activities?

4.69 The proposed development provides for a good mix of dwelling types including a mix of apartments, duplex apartments and house types of varying sizes. This will ensure a mix of tenures is provided for within the scheme. The proposal also includes 1 no. childcare facility, and a substantial network of public open spaces measuring c. 2.3 ha. The development also includes a Community building pavilion (c. 141 sq. m), located centrally within the scheme, which can provide a space for a variety of activities, for the future residential communities of the scheme.

4.70 It is considered that the proposed development provides for the necessary ancillary land uses required for this residential development, whilst having regard to the significant range of community, commercial and social infrastructure in the wider Citywest area, including at the adjacent Citywest District Centre, located between 200m and 600m from the subject site.

4.71 The proposed development includes for a substantial amount of usable open space in the form of active and passive open space as well as a wider linear park all of which will cater for a wide range of population. A kickabout area will also be provided. We refer the Board to the enclosed Landscape Design Report and drawings prepared by Bernard Seymore Landscape Architects for further detail.

4.3.7 Efficiency: How does the development make appropriate use of resources, including land?

4.72 The proposed development proposes 463 no. dwellings on a site of c. 7.4 hectares resulting in a gross density of 63 units per hectare (net density c. 92 units per hectare). This density makes efficient use of the residential zoned land, which is located within a public transportation corridor (red Luas line). In addition, the subject site is located less than 100m from Dublin Bus services on the Citywest Road which runs along the western boundary of the site.



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4.73 As set out in the LVIA prepared by Modelworks, the proposed development is an exemplar of green infrastructure design for urban residential contexts. A wide range of public and semi-private green open spaces would be created for active and passive recreation. Large parkland areas are proposed, incorporating improved natural and man-made drainage features, and a variety of habitats.

4.74 The apartment buildings and house and duplex terraces are aligned north-south to maximise the penetration of sunshine between the buildings and minimise north facing facades.

4.75 The proposed development site includes a riparian corridor along the western edge of the site, and an existing attenuation pond, both of which acts as a significant constraint, while also offering an opportunity to include the existing green infrastructure features within the design of the subject site. It is noted the apartment buildings and houses have been pulled back to at least 10m from the riparian corridor.

4.3.8 Distinctiveness: How do the proposals create a sense of place?

4.76 In this case, the Site Layout Plan has been devised to provide a legible, permeable layout which allows for future connections to the east and north if required. The design intent is to use the existing riparian corridor and incorporate it into the landscape design. The Landscape report prepared by Bernard Seymore Landscape Architects sets out in detail the landscaping– all of which will form a strong and positive identity for the proposed development.

4.77 The proposals also now incorporate the attenuation pond in a landscaped feature, which provides a strong sense of place and interest, along the northern boundary of the subject site. It will provide a distinctive and legible area for the scheme, which has also been designed to integrate with the adjoining permitted development (currently under construction) to the north under Planning Reg. Ref. SD18A/0015.

4.78 There is a variety and mix of dwelling types, heights and design, with a mix of apartment buildings and houses, proposed throughout the scheme, thereby providing a distinctive sense of place on site. In this regard it is proposed to provide a range of dwelling typologies as set out above, including apartments, duplex units/terrace and detached and semi-detached dwellings and also to include a crèche of c. 587.8 sq. m (with outdoor play area of c. 197 sq. m).

4.79 As set out in the LVIA prepared by Modelworks:

“The townscape character is currently mixed, lacking in cohesiveness, buildings of note, enclosure, legibility and permeability. The development would strengthen all these aspects of townscape and contribute significantly to the local green infrastructure network – with positive effect on townscape character and identity. There are no buildings on the site (or buildings of note in the area) which can be retained or employed to create identity. The development must generate its own identity. - The Upper Baldonnell River and attenuation pond are both incorporated as central features of the development’s signature parkland. - In the southern corner of the site the frontage to the gateway junction of Citywest Road and Magna Drive is exploited by Block 7, a building of scale, distinct identity and design quality, to generate identity/legibility. “

4.80 A large number of the new apartments and houses would have views of the river parkland to the west, towards the Dublin Mountains to the south, and towards the urban



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core to the north – providing visual amenity to the residents and enhancing the sense of place, within the proposed development.

4.81 The proposed finishes on the apartment buildings have been carefully considered to provide variety in robust materials, including brick (dark grey, Light Buff, Pale While), render, as well as different street surfaces, and planting to provide distinct character areas.

4.3.9 Layout: How does the proposal create people-friendly streets and spaces?

4.82 The priority for the design team is to propose a pedestrian friendly series of streets and spaces whereby the proposed site layout plan provides for a legible, permeable and distinctive layout, as well as the provision of a range of dwelling types together with a varied use of materials and finishes, to engender a definitive sense of place in a new residential community. The structure of the Site Layout Plan is based on the principles of best practice urban design including permeability, connectivity and legibility as set out above. We refer the Board to the DMURS compliance report prepared by BM Consulting Engineers, which sets out how the proposed development provides people-friendly streets.

4.83 The internal layout has been designed with pedestrian and cyclists to the forefront and with traffic safety in mind. Reduction of vehicle speed is a fundamental principle behind the layout. In general, all roads are designed for maximum vehicle speeds of 30 km/h. Traffic calming features have also been designed into the development – all in accordance with best practice (DMURS).

4.84 Shared surfaces are proposed at all junctions and on parts of the road network through the lower density area, and all buildings have frontage to the streets. In the higher density area the courtyards between the buildings are designed for pedestrian priority and active use as public open space.

4.85 The proposed layout of the development provides for a straightforward, easily accessible and easily navigable network of places for pedestrians and cyclists and vehicles. The hierarchy of streets and routes are clearly defined with the central access ‘gateway’ provided (as per the Citywest Road Built Form Framework), as the main artery route through the development with a number of other circulation roads and footpaths branching off this main relief road link.

4.3.10 Public Realm: How safe, secure and enjoyable are the public areas?

4.86 The layout and design of the proposed development has been influenced by the level of security and overlooking to be provided by the future residents. The design of the development has been carefully considered so as to provide a high level of passive surveillance on both the area of open space and public access areas. The design of the dwellings provides for a direct frontage onto all public areas ensuring the provision of a safe, secure and enjoyable residential development.



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Figure 4.2 – Open Space Hierarchy

Source: BSLA

4.87 The location layout and usability of the proposed public open space areas are of a very high quality and will contribute positively to the residential amenity of future residents. The proposed development will also provide for a connected series of public open spaces and amenity Green Infrastructure areas measuring c 2.3 hectares in total is provided along the western and northern boundaries as well as the public spine through the centre of the site.

4.88 The public open space is in 3 no. main areas, comprising the riparian corridor along the western boundary (2 no. elements c. 0.88 and 0.83 hectares), which connects to a further landscaped area, located along the northern boundary, (c. 0.4 hectares), which includes the existing attenuation pond, which is currently an unattractive space. It is proposed to landscape and provide a high-quality feature of the attenuation pond and associated area, which will link to the western public open space and integrate with the permitted proposals, to the north.

4.89 The proposed open space for the development at 32% therefore meets and exceeds the open space requirements as set out in the Development Plan (14%). In addition it is proposed to provide c. 0.48 ha of communal open space for the apartments at ground floor level, as well as a number of communal terraces within the apartment blocks, which will comprise a further 3,838 sq. m.

4.90 The public spaces (e.g. the parkland areas) are clearly distinguished from the semi-public areas (e.g. the courtyards between the apartment buildings) by variations in design/treatment and the extent of enclosure/overlooking (giving the semi-public areas a feeling of ownership by the residents of the adjacent buildings). Semi-private areas are provided on the rooftops, accessible only to the residents of the buildings.

4.91 The open space provision for the entire scheme was carefully considered by the design team, and it is submitted the detailing and high-quality finish as illustrated on the Landscape Masterplan prepared by Bernard Seymore, Landscape Architects, and the Landscape Design Statement which confirms a high degree of amenity for future residents of the scheme.

4.3.11 Adaptability: How will the buildings cope with change?

4.92 Each of the proposed dwellings meets or exceeds the minimum standards for residential unit size. The development provides a mix of studio, 1, 2, 3, and 4-bedroom units.



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4.93 The overall architectural style is contemporary and reflects the modern requirements to balance lighter, airier elevations with the need to satisfy energy reducing objectives. Similarly, all proposed house types incorporate generous space standards so as to provide for adaptable living requirements. The MDO Design Statement provides further detail on the adaptability of the buildings. In addition, The building lifecycle report (prepared by MDO) provides detail on the robustness of the materials reducing future running costs etc.

4.3.12 Privacy / Amenity: How do the buildings provide a high-quality amenity?

4.94 Each dwelling is provided with an area of useable private open space which meets or exceeds the Development Plan standards. All of the apartments meet or exceed the Section 28 Guidelines unit size requirements. The design of dwellings has also had due regard to the siting and orientation of the development in order to maximise the solar gain and natural light aspect of each dwelling. It is noted all of the apartments exceed the BRE Sunlight Guidelines and through careful siting and design, there are no north facing units within the scheme. 50% of the apartments are dual aspect.

4.95 The development provides for appropriate separate distances between dwellings at 22m. This maintains a high level of privacy and amenity obtained by residents, and reduced the level of overlooking and overshadowing.

4.96 In this regard, reference should be made to Housing Quality Assessment prepared by MDO Architects, which contains a detailed appraisal of the standards achieved in the proposed development in meeting the space and amenity needs of future residents.

4.97 In summary, it is confirmed that each proposed residential unit has an area of useable private outdoor space as well as being in accordance with storage requirements.

4.3.13 Parking: How will the parking be secure and attractive?

4.98 It is proposed to provide 401 no. car parking spaces and 364 no. cycle spaces within the scheme. The houses/duplex units will be provided with a total of 219 no. car spaces with 153 no. car parking spaces for the houses. Blocks 3, 4 and 6 have some basement parking provided. The cycle parking is predominantly provided within the ground floor of the apartment blocks (310), located safely and conveniently to the entrance. Additional visitor parking is provided at surface level, throughout the site.

4.3.14 Detailed Design: How well thought through is the building and landscape design?

4.99 The design rationale from an urban design and architectural perspective is explained in the Design Statement prepared by MDO Architects. The landscape design rationale is set out in the Landscape Design Statement prepared by Bernard Seymore Landscape Architects. The views and comments provided by the Planning Authority and the Parks Department of South Dublin County Council, have also informed the final design outcome.

4.100 The proposed buildings and landscape are of extremely high-quality design and material quality and would elevate the townscape value of the locality.

4.101 The proposed landscaping aims to enhance the overall biodiversity and ecology of the area and to take advantage of the significant riparian strip, which provides a key structuring element to the scheme along the western boundary. The incorporation of the riparian corridor and the attenuation pond into the landscape design will improve the overall character and visual amenity of the development. Full details on the



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rationale for the landscaping design can be found in the Landscape Design Statement and Landscape Masterplan, prepared by Bernard Seymore Landscape Architects, which accompanies this application.

4.4 Design Manual for Urban Roads and Streets (DMURS) (2013)

4.102 The Design Manual for Urban Roads and Streets (DMURS), 2013 (updated in 2019), sets out design guidance and standards for constructing new and reconfiguring existing urban roads and streets in Ireland. It also outlines practical design measures to encourage more sustainable travel patterns in urban areas.


4.103 The DMURS Compliance document prepared by BM Consulting Engineers provides detail in respect of the consistency of the proposed development with DMURS. The BM Report sets out how the four key principles of DMURs and of design aim to guide a more place-based/integrated approach to road and street design. Designers must have regard to the four core principles presented below:

Design Principle 1: Connected Networks;

• In line with best practice the design incorporates an orthogonal street layout thus promoting legibility as well as connectivity.

Design Principle 2: Multifunctional Streets;

• The development incorporates a series of multifunctional streets that offer route choice and flexibility for managing movement within it.

• Large car-free areas are provided within the development where pedestrians and cyclists are segregated from vehicular traffic, particularly within the apartment scheme and linear park.

• The typical carriageway width has been agreed with the Local Authority in the S247 meeting, though a series of narrower residential home-zones and shared surface streets are strategically positioned to create distinct character areas within the development.

• By shortening long stretches of straight road and introducing variations in the horizontal alignment of the street network, a natural traffic calming effect is provided in both a physical and psychological sense, which will assist in self-regulating vehicular speeds. A design speed limit of 30 km/hour will be applied throughout the development in accordance with the Design Manual for Urban Roads and Streets (function – local road, context – neighbourhood, pedestrian priority).

• Junctions have been designed so as to minimise corner radii in line with Section 4.3.3 of DMURS, and provide a level of self-regulation of vehicular speeds at junctions. At corners between shared surfaces it is also proposed to introduce permanent landscape features

Design Principle 3: Pedestrian Focus;

• The proposed development has been carefully designed to ensure a strong focus on creating a vibrant and sustainable pedestrian environment which supports a sense of place.

• A high degree of pedestrian permeability and connectivity throughout the site is created by providing footways that connect the spaces between each block / terrace of houses, with all the main landscaped spaces connected to a universally accessible route



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• Segregation and exclusion of vehicular traffic within the development also supports the sense of place. As pedestrians’ progress into the development, the pedestrian routes are segregated from vehicular traffic by incorporating footways through the landscaped gardens and park area, particularly around the apartment blocks to the north of the site.

• Within the apartment blocks to the north of the site, by assigning the majority of car parking to the perimeter roads and not between the apartment buildings, pedestrian movement is prioritized within an attractive landscaped environment.

• To the south of the site, residential home-zones with contrasting surface finishes are proposed to encourage lower vehicular speeds and create a more attractive space for pedestrians.

• Pedestrian priority will be provided at internal junctions in the form of raised entry treatments which also serve as a traffic calming measure, while a linear park walk is incorporated into the design along the banks of the Brownsbarn Stream.

Design Principle 4: Multidisciplinary Approach;

• The design of the layouts involved close collaboration and coordination between the Architect, Structural Engineer, Civil Engineer, Landscape Architect and Mechanical & Electrical Engineer.

• The interaction between the Landscape Architect and the Civil Engineer was of particular importance to design a layout that created attractive pedestrian spaces whilst complying with the key roads design principles for vehicular and non-motorised users.

4.104 It is noted extensive consultation took place between South Dublin County Council and

BM Consulting Engineers in respect of the design of the internal road network, which is set out in the BM Consulting Engineers material.

4.5 Guidelines for Planning Authorities on Childcare Facilities (2001)

4.105 Guidelines for Planning Authorities on Childcare Facilities (2001) indicate that Development Plans should facilitate the provision of childcare facilities in appropriate locations. These include larger new housing estates where planning authorities should require the provision of a minimum of one childcare facility with 20 places for each 75 dwellings. The threshold for provision should be established having regard to existing location of facilities and the emerging demography of the area where new housing is proposed. The Guidelines advise that sites should be identified for such facilities as an integral part of the pre-planning discussions.


4.106 The subject proposal includes a childcare facility of 587.8 sq. m and adjacent play area which is considered appropriate for the subject site, and commercially viable. It is estimated that this childcare facility could cater for in the order of 117 children having regard to an accepted industry average of c. 5 sq. m gross floor space (gross) per child depending on the type of childcare offered by the end user. The exact capacity of the proposed childcare facility will only become apparent when an operator comes on board and will be subject to operator’s particular requirements and will be dependent on what types of childcare facility are already available in the area. In this regard flexibility is required in respect to the future fit out and type of childcare facility proposed within the development.

4.107 The subject application is also accompanied by a Social Infrastructure Assessment which incudes a review of childcare provision within the immediate catchment of the



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site. 22 childcare centres have been identified with some capacity available. It is considered that the proposed facility will cater for the demand generated by the proposed scheme.

4.108 Consultation was undertaken with a Development Officer of South Dublin Childcare Committee, who indicated that there was demand in the area for 0-1 age group.

4.6 Draft Water Services Guidelines for Planning Authorities 2018

4.109 The Draft Water Services Guidelines for Planning Authorities were published in January 2018 by the DoHPLG, which sets out a clear structure for actively managing the interface between spatial planning and development and water services planning. The Water Services Guidelines for Planning Authorities have been prepared by the Department of Housing, Planning and Local Government in consultation with Irish Water.

4.110 The Guidelines provide best practice guidance in relation to the interface between planning and development functions provided by planning authorities and the delivery of public water services by Irish Water.

4.111 The key aims of the Guidelines are to:

• Provide advice to planning authorities on the operational framework within which Irish Water must operate to deliver water services,

• Establish mechanisms for effective engagement between planning authorities and Irish Water across all the relevant functions of planning authorities, and

• Set out how the planning system, in setting out a spatial framework for growth and development, will relate to and inform the planning and delivery of water services by Irish Water at a national, regional and local level.

4.112 The Draft Guidelines state that it is a requirement for Strategic Housing Development applications to contain evidence that Irish Water has confirmed that it is feasible to provide the appropriate service or services and that the relevant water network or networks have the capacity to service the development.

4.113 The Draft Guidelines outline that having regard to the views of Irish Water and having satisfied itself “that there is a reasonable prospect of the constraint(s) being addressed within the lifetime of the permission, a planning authority or An Bord Pleanála (in the case of a SHD application) may approve, inter alia, this aspect of the development, subject to a condition that requires the applicant to enter into a connection agreement (s) with Irish Water to provide for a service connection to the public water supply and / or wastewater collection networks, as appropriate.”


4.114 BM Consulting Engineers have consulted with Irish Water on the design of the development and a letter of confirmation of design acceptance is included with the application material.

4.7 Quality Homes for Sustainable Communities - 2007

4.115 The Department’s Best Practice Guidelines entitled ‘Quality Housing for Sustainable Communities’ promotes high standards in the design and construction and in the provision of residential and services in new housing schemes. They encourage best use of building land and optimal utilisation of services and infrastructure in the provision of new housing; point the way to cost effective options for housing design that go



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beyond minimum codes and standards; promote higher standards of environmental performance and durability in housing construction; seek to ensure that residents of new housing scheme enjoy the benefits of first-rate living conditions in a healthy, accessible and visually attractive environment; and provide homes and communities that may be easily managed and maintained.


4.116 This application is accompanied by a Housing Quality Assessment, prepared by MDO Architects, which demonstrates that the proposed houses conform to and exceed the standards set out within the best practice guidelines.

4.8 Transport Strategy for the Greater Dublin Area 2016 - 2035

4.117 This strategy has been prepared by the National Transport Authority. The Vision of this strategy is for Dublin to be a competitive, sustainable city-region with a good quality of life for all by 2030.

4.118 The Strategy includes five overarching objectives to achieve the vision which are as follows:

• Build and strengthen communities;

• Improve economic competitiveness;

• Improve the built environment;

• Respect and sustain the natural environment;

• Reduce personal stress.

4.119 The Strategy sets out measures to achieve the vision and objectives for the GDA. These include better integration of land use planning and transportation, consolidating growth in identified centres, providing more intensive development in designated town and district centres and control parking supply.

4.120 The strategy builds on previous strategies and investment programmes, and for this reason several major infrastructure schemes that are included in the government’s transport 21 investment framework are included in all of the strategy options.


4.121 The proposed development is located c. 400m – 800m from the Red Luas line and there are Dublin Bus services located on the Citywest Road. The proposed development is in accordance with the over-arching principles of better integration of land use and transportation, along with consolidating growth in identified centres (such as south western corridor in the Regional Spatial Economic Strategy) and Fortunestown in the adopted statutory Local Area Plan for the area.



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4.9 Guidelines for Planning Authorities on ‘The Planning System and Flood Risk Management (November 2009)’

4.122 The Planning System and Flood Risk Management Guidelines were published by the Minister for the Environment, Heritage & Local Government in November 2009 under Section 28 of the Planning & Development Act 2000 (as amended).


4.123 In order to comply with these Guidelines a Site Specific Flood Risk Assessment been prepared by BM Consulting Engineers (section 3 of the “Civil Engineering Infrastructure Report for Planning”). It outlines that:

• The proposed site is located in Flood Zone C, where the probability of flooding from

rivers and the sea is low (less than 0.1% or 1 in 1000 for both river and coastal

flooding). Flood Zone C covers all areas of the plan which are not in zones A or B.

• There are no significant flood risks to the site from pluvial or tidal sources. There is a

very low flood risk according to fluvial event as it has been commented before. The

system has been designed to ensure that the runoff response to rainfall will not be

increased with respect to the pre-development condition and ensure flood risk to the

relevant catchment is not increased.

• As is demonstrated in the detailed Microdrainage simulation output for the worst-case scenario 1:100yr + 20% climate change storm events, the overall surface water drainage design ensures that the network does not flood during the 1 in 100yr + 20% climate change storm events. This demonstrates the design is in accordance with the GDSDS Criterion 3, and demonstrates that the risk of flooding due to fluvial events is considered to be very low.

• With regard the effect of the proposed development on flooding of surrounding sites, it

is also noted, as per Section 2.2.7 above, that the surface water discharge from the

site does not exceed the greenfield run-off rate of QBAR. Therefore as the discharge

from the site matches QBAR, there is no effect on the surrounding lands.

• There is a very low risk of flooding affecting the site from fluvial sources, but the risk is

very low and given the development site location, site size and orientation, and the

proposed ground floor levels; the proposed development is considered acceptable, so

it is possible to develop the site within Flood Zone C.

• Any flood events will not cause flooding of the proposed development, and the

development does not affect the flood storage volume or increase flood risk elsewhere

in the areas surrounding the site.

• A Section 50 application has been lodged with the OPW relating to the construction of

the proposed traffic and pedestrian bridges over the watercourse.

4.124 The SSFRA was prepared to comply with current planning legislation, in particular the recommendations of “The Planning System & Flood Risk Management - Guidelines for Planning Authorities”.



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4.10 Appropriate Assessment of Plans and Projects in Ireland - Guidance for Planning Authorities (2009)

4.125 Screening for Appropriate Assessment has been undertaken for the proposed development in accordance with the Appropriate Assessment of Plans and Projects in Ireland – Guidance for Planning Authorities (2009) and form part of the application documentation.


4.126 We refer the Board to the enclosed Appropriate Assessment screening report prepared by Openfield Ecological Consultants, which concludes that:

‘This project has been screened for AA under the appropriate methodology. It has

found that significant effects are not likely to arise, either alone or in combination with

other plans or projects to any SAC or SPA.’



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5.0 CONSISTENCY WITH LOCAL PLANNING POLICY

5.1 The key provisions of local planning policy relating to the proposed development are set out in the following sections. Reference is made to the following documents:

• The South Dublin County Development Plan 2016-2022;

• The Fortunestown Local Area Plan 2012;

5.2 An evaluation of the proposed development in terms of the relevant policy or policies is included within each section

5.1 South Dublin County Development Plan 2016 - 2022

5.3 The site is located within the administrative area of South Dublin County Council and is therefore subject to the land use policies and objectives of the County Development Plan 2016-2022 and the Fortunestown Local Area Plan 2012 (extended to 2022).

5.4 Table 5.2 of the CDP identifies Saggart/ Citywest as an Emerging Moderate Sustainable Growth Town in the County Settlement Hierarchy. The following policies and objectives are noted:-

5.5 The proposed development will deliver new residential accommodation on an undeveloped and underutilised site c. 400m to the south east of the Fortunestown Luas Stop. The proposal will be located adjacent to the Citywest Shopping Centre, which will provide retail and commercial services to the future residents of the scheme.

5.6 As shown below, Table 1.6 of the Core Strategy of CDP projects a total population of 129,022 people within the Local Area boundaries by 2021. This translates to a need for 30,723 houses by 2021.

Figure 5.1 – South Dublin RPG Housing Allocation/Estimated CSO Requirement

Figure 5.2 – South Dublin Housing Required to Meet Growth Scenario



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5.7 As noted above, the subject site is located within an area identified as an Emerging Moderate Sustainable Growth Town. The CDP identifies in Table 1.8 that undeveloped lands in the area have the capacity to provide for 4,076 units. The subject proposal will provide 463 dwellings, contributing much needed housing to the area.

5.1.1 Land Use Zoning

5.8 The relevant development plan is the South Dublin County Development Plan 2016 – 2022. The subject site is zoned ‘Objective RES-N’ - ‘To provide for new residential communities in accordance with approved area plans’.

5.9 The location of the site in the context of the land use zoning objectives map within the Development Plan is illustrated below, with the site outlined in red.

Figure 5.3 – Land Use Zoning Map (South Dublin County Development Plan)

Approximate site location (outlined in red)



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5.1.2 Relevant Policies

Table 5.1 – Evaluation of the proposed development in terms of relevant county plan development management policies for housing

Policies/Objectives Consistency

H1 Objective 1: H1 Objective 2: H1 Objective 4: (Provision of Social Housing)

The proposed development will provide 10% dwellings in accordance with Part V of the Planning and Development Act as amended.

Housing (H) Policy 6 Sustainable Communities & Housing (H) Policy 7 Urban Design in Residential Developments seek to ensure that new housing development is carried out in accordance with Government policy in relation to the development of housing and residential communities.

Sections 3 and 4 of this Statement of Consistency provides detail on how the proposal is consistent with relevant Government Guidance.

Housing (H) Policy 8 Residential Densities

H8 Objective 1: H8 Objective 2:

Objectives seek to ensure that the density of residential development makes efficient use of zoned lands and maximises the value of existing and planned infrastructure and services

The proposed density of 63 gross (and 92 net) on a site of c. 7.4 hectares will provide a sustainable density located within a public transportation corridor, within 400-800m of the Fortunestown Luas stop.

Housing (H) Policy 9 Residential Building Heights


Objectives seek to encourage varied building heights in new residential developments to support compact urban form, sense of place, urban legibility and visual diversity.

The proposed development provides for a mix of building heights comprising, 2 storey bedroom dwellings, 3 storey duplex apartments and 6 and 7 storey apartment blocks.

Housing (H) Policy 10 Mix of Dwelling Types

H10 Objective 1: Objective seeks that new residential developments provide for a wide variety of housing types, sizes and tenures.

The main apartment element of the scheme (359 no. units) is located in the northern portion of the subject lands in a series of 6 no. (6 - 7 storey) apartment buildings, while the houses are located in the southern portion of the site. 21 no. duplex units (in 2 no. 3 storey blocks) and 32 no. apartments (in a 6 storey apartment building) are also located in the southern portion of the lands. Accommodation within the apartments will be provided through a mix of studio, 1 bed, 2 bed and 3 bed apartment units, with duplex units also incorporated comprising 4.5% studio, 14% 1-bedroom units, 67% 2-bedroom units, 10.4% 3-bedroom units and 3.9% 4 bedroom units.



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Housing (H) Policy 11 Residential Design and Layout

H11 Objective 1:H11 Objective 2:

Objectives seek to promote a high quality of design and layout in new residential development and to ensure a high-quality living environment for residents.

The proposed development provides a well laid out series of blocks and houses which front onto both public and private open space. This development contains no north facing apartments and provides private open space for each residential unit. The development exceeds the minimum provisions outlined in the apartment guidelines and provides high quality and secure residential units and amenity space.

Housing (H) Policy 12 Public Open Space


Policy and objectives seek that new residential development is served by a clear hierarchy and network of high quality public open spaces that provides for active and passive recreation.

The western portion of the subject site provides a substantial public park of c. 2.3 hectares, along the extent of the lands. This ties in with the permitted development located to the north. Dwellings font onto the open space providing passive surveillance. Both active and passive recreational areas are provided.

Housing (H) Policy 13 Private and Semi-Private Open Space


Policy and objectives seek to ensure that all dwellings have access to high quality private open space (including. semi-private open space for duplex and apartment units)

The scheme provides high quality private open space as well as communal (semi-private open space) in accordance with the Apartment Guidelines. In addition to the 3,838 sq. m of communal open space, in the terraced areas, there are extensive communal open space areas within the apartment buildings at ground floor level comprising 0.48 hectares. The BSLA Landscape Design Statement provides more detail.

Housing (H) Policy 14 Internal Residential Accommodation


The MDO Housing Quality Assessment sets out how the proposed development accords with the relevant standards of the Apartment Guidelines 2018.

5.1.3 Community Infrastructure

5.10 The overall aim of the Development Plan with regard to community infrastructure is to support the planned provision of accessible community and recreational facilities, parks and open spaces.

5.11 Table 5.2 sets out relevant county plan development management policies for community development and an evaluation of the proposed development.



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Table 5.2 – Evaluation of the proposed development in terms of relevant

Community Policies


Policy C1

It is the policy of the Council to ensure that all communities have access to multifunctional community centres that provide a focal point for community activities.

The proposal includes a community pavilion (c. 141 sqm) within the subject lands, which will provide a focal point for the proposed development. This will provide a platform for community congregation and a meeting point for community activities.

Policy C8 (b)

It is the policy of the Council to require the provision of new childcare facilities in tandem with the delivery of new communities.

C8 Objective 2:

To require childcare infrastructure to be provided in new communities on a phased basis in tandem with the delivery of residential development, in accordance with the phasing requirements of Local Area Plans or approved Planning Schemes.

The proposal also includes a creche of c. 587 sq. m to cater for c. 117 children.

Policy C9 (a)

It is the policy of the Council to work in conjunction with the relevant education authorities to promote and support the provision of primary and post-primary schools in the County.

C9 Objective 13:

To support and facilitate the provision of post-primary schools in the Citywest/Saggart area, in line with the Fortunestown Local Area Plan and any subsequent plan for the area.

Please refer to Table 5.5. It is noted there is no LAP objective (or CDP objective) pertaining to the provision of a school (primary or secondary) on the application site. The provision of lands for a secondary school is outside the control of the applicant and is a matter for agreement between the planning authority and the Department of Education and Skills.

It is noted that the Fortunestown LAP framework sets out locations for 3 no. new primary schools and 2 no. secondary schools within the plan lands and is discussed below.

5.1.4 Transport and Mobility

Table 5.3 – Evaluation of the proposed development in terms of relevant

Transport and Mobility Objectives


Transport and Mobility (TM) Policy 3 Walking and Cycling TM3 Objective 1: To create a comprehensive and legible County-wide network of cycling and walking routes TM3 Objective 2: To ensure that connectivity for pedestrians and cyclists is maximised in new communities and improved within existing areas

The scheme has been designed in line with the objectives set out in DMURS and a statement to this effect has been prepared by Barrett Mahony Consulting Engineers (BMCE). In addition, a Mobility Management Plan has also been prepared BMCE and accompanies this application.

Pedestrian and cycle ways are provided adjacent to the existing stream onsite in the



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TM3 Objective 3: To ensure that all streets and street networks are designed to prioritise the movement of pedestrians and cyclists within a safe and comfortable environment

form of a greenway which links with the approved residential development to the north which is currently under construction. This will ensure permeability of the site and linkages to the wider transport network available.

Transport and Mobility (TM) Policy 6 Road and Street Design TM6 Objective 1: To appropriately apply speed limits taking into account the characteristics. TM6 Objective 2: To ensure that all streets and street networks are designed to passively calm traffic through the creation of a self-regulating street environment. TM6 Objective 3: To advance national and local initiatives in relation to road design and safety.

The proposed layout has been designed in accordance with DMURS. Please refer to BMCE DMURS Report and drawings for further detail which have been discussed and agreed with South Dublin County Council.

Transport and Mobility (TM) Policy 7 Car Parking

TM7 Objective 1: To carefully consider the number of parking spaces provided to service the needs of new development.

TM7 Objective 3: To ensure that car parking does not detract from the comfort and safety of pedestrians and cyclists or the attractiveness of the landscape.

TM7 Objective 4: To make provisions for the use of electric vehicles through a significant increase in the provision of clearly and exclusively designated electric car charging points on public and private land in partnership with ESB and other relevant stakeholders and land owners.

The proposed development provides a sustainable level of car parking having regard to its location at a central and accessible urban location (c. 400m from Luas line) as per Apartment Guidelines 2018. Please refer to the Parking Strategy and MMP prepared by BM Consulting Engineers.

5.1.5 Green Infrastructure

5.12 Table 4.3 sets out relevant county plan development management policies for natural heritage and landscape and an evaluation of the proposed development in terms of each policy.

Table 5.4 – Evaluation of the proposed development in terms of relevant Natural

Heritage Objectives


G2 Objective 5: To integrate Green Infrastructure as an essential component of all new developments

The proposed development incorporates green infrastructure into the development through the utilisation of SUDS, the creation of a green link way, protection of the watercourse within the site and development of 2.3 hectares of open space, including green links and pocket parks.



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G2 Objective 9: To preserve, protect and augment trees, groups of trees, woodlands and hedgerows within the County by increasing tree canopy coverage using locally native species and by incorporating them within design proposals and supporting their integration into the Green Infrastructure network.

While there are no notable trees, woodlands or hedgerows within the subject site, the planting proposed as part of the development will increase the tree canopy of the area. The trees located along the Citywest Road to be retained (save for providing access). Where possible existing small trees will be kept within the riparian zone.

G2 Objective 10: To promote a network of paths and cycle tracks to enhance accessibility to the Green Infrastructure network, while ensuring that the design and operation of the routes responds to the ecological needs of each site.

Pedestrian and cycle links are proposed as part of this development. They provide links between the Citywest road and the Mugna Business park, through the proposed development. In addition, they connect the development to the wider area and do so using shared surfaces and green links through the proposed linear park.

G3 Objective 2: To maintain a biodiversity protection zone of not less than 10 metres from the top of the bank of all watercourses in the County, with the full extent of the protection zone to be determined on a case by case basis by the Planning Authority, based on site specific characteristics and sensitivities. Strategic Green Routes and Trails identified in the South Dublin Tourism Strategy, 2015; the Greater Dublin Area Strategic Cycle Network; and other government plans or programmes will be open for consideration within the biodiversity protection zone, subject to appropriate safeguards and assessments, as these routes increase the accessibility of the Green Infrastructure network.

G3 Objective 5: To restrict the encroachment of development on watercourses, and provide for protection measures to watercourses and their banks, including but not limited to: the prevention of pollution of the watercourse, the protection of the river bank from erosion, the retention and/or provision of wildlife corridors and the protection from light spill in sensitive locations, including during construction of permitted development.

The Brownsbarn Stream flows south to north inside the western boundary of the site, following a meandering course and is culverted in sections both north and south of the site.

The proposed development provides a buffer zone between the water course and the development by creating a linear park from the north to the south of the development.

The water course is protected by standard design (interceptors), which will prevent pollutants or sediments from discharging into the water courses. Following this. Following this, where is adequate separation from the development and watercourse and sufficient drainage measures in place in order to prevent run-off.

G4 Objective 1: To support and facilitate the provision of a network of high quality, well located and multifunctional public parks and open spaces throughout the County and to protect and enhance the environmental capacity and ecological function of these spaces.

G4 Objective 3: To enhance and diversify the outdoor recreational potential of public open spaces and parks, subject to the protection of the natural environment

The proposed development provides a variety of public open spaces and communal open spaces which are comprised of pocket parks within the curtilage of the apartment developments and a linear green link which provides pedestrian and cycle connections to the Citywest road. The green link encompasses the existing watercourse and provides a connecting space with cycle and pedestrian links throughout, integrated with natural elements.



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G6 Objective 3: To require multifunctional open space provision within all new developments that includes provision for ecology and sustainable water management

This space also supports the community pavilion, which is positioned within the green space to best utilise it.

G5 Objective 1: To promote and support the development of Sustainable Urban Drainage Systems (SUDS) at a local, district and county level and to maximise the amenity and biodiversity value of these systems.

SUDS will be implemented as part of this development. An existing attenuation pond exists on the subject site. This will be retained and taken in charge. A second attenuation pond is proposed as part of this development.

G5 Objective 2: To promote the provision of Green Roofs and/or Living Walls in developments where expansive roofs are proposed such as industrial, retail and civic developments.

The roofs proposed as part of this development are not of a scale which would prompt green roofs. This is partly due to the number of houses in this development and partly due to the broken-up nature of the apartment buildings.

HCL15 Objective 1: To ensure that development does not have a significant adverse impact on rare and threatened species, including those protected under the Wildlife Acts 1976 and 2000, the Birds Directive 1979 and the Habitats Directive 1992.

According to the ECIA, prepared by Openfield, the drainage ditches are not considered suitable for salmonid fish. There are no plants growing on the site which are protected or threatened. There are no habitats which are listed under Annex I of the Habitats Directive, or habitats which are generally associated with species listed in Annex II. There are no plant species which are listed as alien invasive under Schedule 3 of SI No. 477.

5.13 This application is accompanied by a Cultural Heritage, and Archaeological Testing Report, in accordance with Policy BH2, which requires archaeological assessments for proposals that may, due to their size, location or nature, have implications for archaeological heritage. Please refer to the Archaeological Report (prepared by IAC for further details).

5.2 Development Management Standards – South Dublin County Development Plan 2016-2022

5.2.1 Mix of Dwelling Types

5.14 Section 11.3.1 of the Development Plan states that “the overall dwelling mix in residential schemes should provide for a balanced range of dwelling types and sizes to support a variety of household types.” The proposed development has a total of 18.5% studio or one-bedroomed units.

5.15 The proposed development includes 18.5% studio and one-bedroomed units, this is in accordance with the new Apartment Guidelines and the percentage of studio units is under 20-25%.

5.2.2 Residential Density

5.16 The development plan outlines that that the density of the site should be determined by the 2009 Sustainable Residential Development in Urban Areas Guidelines. The



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details of these guidelines have been outlined and applied to the subject development in section 4.2 and the overall density of 63 units per hectare net, is considered appropriate for a site located within a public transport corridor.

5.2.3 Residential Building Heights

5.17 Objective 1 seeks to encourage varied building heights in new residential developments to support compact urban form, sense of place, urban legibility and visual diversity. The proposed scheme provides a range of building heights and forms and is considered compliant with this objective.

5.18 It is noted that Objective 4 seeks to direct tall buildings of more than five storeys to strategic and landmark locations in Town Centres, Mixed Use zones and Strategic Development Zones and subject to an approved Local Area Plan or Planning Scheme. The subject site is zoned ‘Objective RES-N’ - ‘To provide for new residential communities in accordance with approved area plans’.

5.19 In this regard, it is submitted that a material contravention of the Development Plan may occur as a result of the subject proposals, which seek heights of up to seven storeys. A Material Contravention Statement accompanies this planning application and demonstrates how An Bord Pleanála is justified to grant permission for the scheme having regard to Section 37(2)(b) of the Planning and Development Act 2000 (as amended).

5.2.4 Public Open Space/ Children’s Play

5.20 In keeping with the development plan, Bernard Seymore Landscape Architects have submitted a Landscape plan for this development. The overall provision of open space has been influenced by the 2 key existing features on the subject lands comprising the attenuation pond in the northern section of the site and the stream which runs along the western boundary. The plan requires a minimum of 14% open space on lands, such as the subject site, that are designated Zoning Objective RES-N as part of a development. The proposed development has c. 2.3 hectares of open space (32%).

5.21 As part of the Council’s Five Year Play Space Programme, each new residential development is required to incorporate a children’s play area as part of the landscape plan. In developments over 50 units, this space is required to be a formal provision, supervised and accessible. The proposal includes a series of 3 no. children’s play areas within the significant areas of open space, including a small children’s playground, as well as playground and a kickabout space. The detail is set out in the Bernard Seymore Landscape Architects Design Statement, included with this application.

5.2.5 Dwelling Standards

5.22 We refer the Board to the Housing Quality Assessment prepared by MDO Architects which sets out how the proposed development complies with the Apartment Guidelines and South Dublin County Development Plan 2016-2022.

5.2.6 Privacy

5.23 The development provides for appropriate separate distances between dwellings at 22m. This maintains a high level of privacy and amenity obtained by residents and reduced the level of overlooking and overshadowing.

5.2.7 Dual Aspect



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5.24 The development plan deferred the guidance on Dual Aspect ratios to the New Apartment guidelines. These guidelines state that 33% of apartment units are required

to be dual aspect in urban areas. For Central and/or Accessible Urban Locations, the minimum amount of dual aspect units is 50%.

5.25 As the subject site is within 800-1,00m of a Luas stop it is considered an urban area and therefore the ratio of dual aspect units should be 33% or more. The apartment blocks within the proposed development has a dual aspect ratio of 50%. This is considerably above the required 33%.

5.2.8 Access Cores and Communal Areas

5.26 In apartments schemes, own door access should be facilitated where possible. Where shared access lobbies do occur, the number of units served by one entrance should be minimised. As part of this development, shared lobbies have been limited when possible and the inclusion of own door units has been provided where possible and with the addition of houses and duplex units.

5.2.9 Clothes Drying Facilities

5.27 Ventilated areas for drying clothes should be provided in each apartment development, as should individual facilities for washing clothes or adequately sized communal facilities. The proposed development has provisions for adequate clothes washing and drying facilities.

5.2.10 Casement Aerodrome

5.28 It is noted the subject lands are located within site lies within the area marked on the current South Dublin County Council Development Plan Index Map as being below the Inner Horizontal Surface at Casement designated by the Department of Defence Policy (Policy IE8 – Casement Aerodrome – Objective 4 refers).

5.29 We refer the Board to the enclosed Aeronautical Assessment Report, prepared by O’Dwyer and Jones Design Partnership – Aviation Planning & Architecture Consultants, who conclude that:

“the intrusions above Casement’s Inner Horizontal Surface (by varying amounts up to 11.7m above it) will not – in I.C.A.O.’s wording – “adversely affect the safety or affect the regularity of operations of aeroplanes”.

5.3 Fortunestown Local Area Plan 2012

5.30 The Fortunestown Local Area Plan was adopted in May 2012 and was extended until May 2022 (in June 2017). The LAP incorporates the subject lands at Citywest.

5.31 The lands are located within the Citywest Road Neighbourhood Framework. It is an objective of the LAP for this neighbourhood to provide residential, community and amenity uses in a highly accessible environment with links to adjoining business, community and residential uses. The neighbourhood will form a major link between the Belfry (to the south of the site) and the District Centre (located to the north west).

5.3.1 Residential Density

5.32 Figure 6.5 of the LAP indicates a net residential density of c 40 units per ha for the subject lands (within a wider range of 30-50 for the LAP lands). The proposed development provides a residential density of 63 units gross per ha (92 per hectare



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net). The proposed density is supported by the provisions of the Guidelines for Planning Authorities on Sustainable Residential Development in Urban Areas (2009) which refer to minimum net densities of 50 dwellings per ha along public transport corridors and encourage development at a sufficiently high density to provide for an efficiency in serviceable land usage.

5.33 A Material Contravention Statement accompanies this planning application and demonstrates how An Bord Pleanála is justified to grant permission for the scheme having regard to Section 37(2)(b) of the Planning and Development Act 2000 (as amended).

5.3.2 Dwelling Mix

5.34 The following objective is noted:-

“Objective FC6b Ensure that a minimum of 85% of all dwellings be provided as own door houses on their own site and that a maximum of 15% of all dwellings across the Plan Lands be provided as apartments/ duplexes with such dwellings limited to appropriate areas or particular locations such as Luas stops and landmark junctions and sensitively designed to contribute to the broader aesthetics of the area including the nearby mountains. The minimum average floor area of all developments throughout the Plan Lands shall be 110 sq. metres.”

5.35 The LAP requires that a minimum of 85% of all dwellings be provided as own door houses on their own site and that a maximum of 15% of all dwellings across the Plan Lands be provided as apartments/ duplexes. The proposed development provides 463 no. dwellings consisting of 89 no. houses (19.2%), 21 no. duplex units (4.5%) and 353 no. apartments (c. 76.2%).

Figure 5.4 – Fortunestown LAP - Density



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5.36 The proposed density, unit mix and associated building height are supported by the provisions of the Guidelines for Planning Authorities on Sustainable Residential Development in Urban Areas (2009) which refer to minimum net densities of 50 dwellings per ha along public transport corridors and encourage development at a sufficiently high density to provide for an efficiency in serviceable land usage.

5.37 A Material Contravention Statement accompanies this planning application and demonstrates how An Bord Pleanála is justified to grant permission for the scheme having regard to Section 37(2)(b) of the Planning and Development Act 2000 (as amended).

5.38 Apart from recent SHD proposals developments within the wider Fortunestown LAP area have comprised primarily own-door typologies of 2, 3 and 4 bed houses. The current application will ensure a greater choice of tenure and unit mix within the LAP area, in accordance with SPPR 4 of the Urban Development and Building Heights which seek a greater mix of building heights and typologies and to avoid mono-type building typologies “e.g. two storey or own door only particularly, but not exclusively so in any one development of 100 units or more.”

5.39 The site’s location in the context of the Fortunestown Local Area Plan and neighbourhood framework is noted in red by Figure 4.2 below.

Figure 5.5 – Citywest Road Neighbourhood Framework (Fortunestown Local Area Plan)

5.40 It is noted that a green corridor is to be provided as part of a linear park around a

stream located along the western boundary of the site in accordance with Objective CRN3 of the LAP. Objective CRN5 requires a 10-metre biodiversity strip centred around the stream. A 10-metre biodiversity strip has been incorporated into the design,



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which provides enhanced landscaping (including retained biodiversity areas) along with the inclusion of bat boxes, and ‘dark areas’.

5.41 A neighbourhood park is required to be implemented around the existing pond in the site’s north east corner as per Objective CRN4. Objective CRN2 notes a requirement for the development of pedestrian routes that cross and run either side of Citywest Road. The proposal provides a network of open space which links and incorporates the attenuation pond to the wider linear area of open space located to the west thereby retaining the attenuation pond as a local feature in accordance with CRN4. Potential integration to the permitted layout located to the north is also provided. The development will allow for potential linkages to the site to the north (to the under construction adjoining layout).

5.42 Additional permeability is provided across Citywest Road and along the western side of Citywest Road, where paths are connected.

5.43 Primary street frontages are proposed at Magna Drive to the south and east, with secondary streets identified to the west and north, providing ‘green links’ and enhanced pedestrian and cycle mobility. A central secondary street is required to be incorporated within any layout on the east-west axis.

5.44 The LAP includes preference Neighbourhood shall be laid out in a grid like format that incorporates perimeter blocks and a hierarchy of streets. All semi-private spaces shall generally be located to the interior of a perimeter block or at least partially shaped and enclosed by the buildings to which they relate. Such spaces shall also be well overlooked and fronted by ground floor apartment units with direct access from such units.

5.45 The design of the scheme provides a grid format, which includes some perimeter blocks and a hierarchy of streets. Communal (semi-private) spaces are located internally and partially enclosed. The open space is overlooked, providing for passive surveillance.

5.46 Below are the key policies and objectives of the LAP which relate to the development:

Table 5.5 – LAP Policies and Objectives


Location

That future development will be mainly focused around the four Luas stops, especially the Fortunestown Stop at the District Centre and will create or facilitate direct routes to these stops. (Objective AM1)

Restrict apartments/duplexes only to areas of the Plan Lands that are generally located within 5 minutes walking distance of a Luas station or landmark junction and to require all applicants, at planning application stage, to demonstrate how such walking distances will or can be achieved. (Objective LUD7)

The proposed development comprises duplexes, apartments and houses. The site itself is located within 400m of a Luas stop to the north of the site. The apartments are concentrated to the north of the site to better utilise the higher density, close to the public transport corridor and to the retail and service amenities located in the Citywest Shopping Centre. The Apartment Block to the south of the development is located at a landmark junction between Citywest Road and Magna Drive.



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Location

Pedestrian and Cycle Links

That all planning applications for residential and employment development are required to provide or integrate with direct, safe and attractive pedestrian and cyclist routes to public transport stops. (Objective AM2 and AM15)

Encourage cycling within and through the Plan Lands by creating an open ended and integrated network of safe and accessible cycle routes that serve primary, secondary and tertiary streets and spaces. Cycle paths that correspond with vehicular routes shall be provided on-street on both sides and shall be separated from pedestrian routes. (Objective AM3)

To create a network of pedestrian routes between destinations including housing, business parks, employment areas and public transport stops and to make walking, cycling and the use of public transport a priority. (Objective AM7) Achieve an integrated network of safe pedestrian and cycle routes in line with ‘A Proposal for Connected Walking and Cycling Routes through the Parks, Open Spaces and Roads of South Dublin County’ (2006) by utilizing links through and along parks, open spaces and green corridors. (Objective AM8)

The proposed development includes multiple pedestrian and cycle links through the site. These links better connect the site to the Citywest road as well as the surrounding area and the Luas line.

These links also run through the linear green link (north-south) proposed and provide an attractive and functional link from the proposed development to the east (Magna Drive).

The cycle link proposed on the western side of the site will be open-ended and will connect to existing links.

Multiple pedestrian crossing points over the Corbally stream are provided (5 no.) linking bus stops on either side of Citywest Road with the development and Magna Business Park to the east. Provisions for proposed pedestrian crossings over Citywest Road are also accommodated, with details subject to agreement with South Dublin County Council.

Ensure that all developments across the Plan Lands especially those that provide for residential, employment or retail uses incorporate adequate facilities for cyclists including secure and sheltered bicycle parking. (Objective AM5)

Ensure that each neighbourhood is developed with open ended and integrated pedestrian and cycle routes that link with the Fortunestown Centre and adjacent neighbourhoods. (Objective F2)

The proposed development features secure cycle parking facilities as well as cycle routes to the surrounding area.

Layout

That movement corridors within new developments are based on a grid format that avails of every possibility to link into the existing street network and provide efficient connections to existing local facilities. The grid shall align with desire lines and link sites to specific destinations.

The road layout of the new development provides a vehicular link from the site to Magna Drive and pedestrian and cycle links to Citywest road. The site is laid out in an orthagonal grid system and utilises shared spaces as well as footpaths to best provide a safe pedestrian experience. The blocks and



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Location

Footpaths shall be provided on either side of every street and shall be direct, safe, barrier free and overlooked by development. (Objective AM12)

houses are broken up and distributed throughout the site in such a way as to provide overlooking onto these streets and spaces.

Assess all interfaces between proposed new development, existing housing development and undeveloped lands at planning application stage and to ensure that all proposed development integrates and addresses existing development and undeveloped land especially residential development and open spaces in a manner that creates the opportunity for more permeable layouts and encourages passive and active surveillance of streets and spaces. (Objective AM14)

The proposed development is broken up into a series of apartment buildings, duplexes and houses. These blocks are positioned to best overlook and utilise the provided green space, green links, shared spaces and pedestrian and cycle links throughout the site.

Green Infrastructure

Create an integrated network of biodiversity strips through the Plan Lands by way of linking, preserving and incorporating existing hedgerows (especially those at Boherboy and Cheeverstown), wildlife corridors, green corridors and existing streams with a necklace of parks in a manner that forms a link between the Plan Lands and the Dublin Mountains. All developments relating to planting and water features should be cognisant of the potential for creating bird hazard to aviation. (Objective GI1)

Ensure that all development proposals maximise the opportunities for enhancement of existing ecology and biodiversity and are accompanied by a full ecological assessment, carried out by a suitably qualified professional, that includes measures to enhance ecology and biodiversity and avoid or minimise loss to local ecology and biodiversity. (Objective GI3)

The subject site does not have any significant trees or species on the site currently. A green-link corridor is proposed as part of this development. This will help to protect and enhance the watercourse on site and will provide a green corridor through the area, while providing amenity space and pedestrian links.

The planting proposals have been designed to encourage biodiversity and the native species were chosen in consultation with the project ecologist.

A 10 metre (min) biodiversity strip (measured from the top of the bank) shall be maintained on both sides of the sections of watercourse that are designated for preservation under the Local Area Plan, for flood management, landscape and biodiversity reasons. These biodiversity strips shall protect, improve and enhance the natural character of the streams and accommodate pedestrian and cycle corridors where possible. Culverting of sections of watercourses that are

A 10 metre is provided on both sites of the existing watercourse. This is delivered as park of the green-link park.



45


Location

designated for preservation will not be permitted. Limited sections of streams may be sensitively diverted where appropriate with the highest standards of engineering design and environmental mitigation to avoid significant negative environmental impact, taking full account of flood risk assessments etc. (Objective GI4, CN4 and CRN 5)

The use of SUDS is a requirement for all new developments in order to reduce surface water run-off and to minimise the risk of flooding of the Plan Lands and surrounding lands. Existing springs will be protected and maintained and incorporated into SUDS. (Objective GI5)

SUDS has been incorporated into the design as part of this proposed development.

The attenuation pond to the north-east of Magna Business Park shall be retained as a local feature within a neighbourhood park. (Objective CRN4)

The attenuation pond is retained as part of this development. It will link into a wider landscaped area to the west and north. It will provide an important local feature creating a sense of place. It will integrate to the permitted development to the north (SD18A/0015).

Development Standards

Play facilities shall be provided at a rate of 3 sq.m per dwelling and in accordance with ‘Planning Guidance on Provision of Children’s Play Facilities in New Developments’ (2007). (Objective GI10)

The required play facilities amount to 1,389 sqm. There are proposed play facilities throughout the development as set out in the Landscape Report prepared by Bernard Seymore Landscape Architects, which will include a kickabout area, smaller children’s playground and a children’s playground. Informal play facilities such as mounds and landscaping are provided.

A linked open space hierarchy shall be implemented fully across the Plan Lands and all proposed developments shall contribute to the achievement of this integrated Green Infrastructure Network where relevant and at a minimum rate of 14% of A1 zoned lands. All biodiversity strips may be calculated as contributing to the required minimum 14% public open spaces provision. (Objective GI8)

All proposed public open spaces shall have a clear role and function that falls within the Plan’s open space hierarchy detailed under Table 5.1 and shall comply with the qualitative standards detailed under ‘Sustainable Residential Development in Urban Areas’ (2009). (Objective GI9)

The breakdown of open space is as follows:

• Public Open Space c. 2.3 hectares (31.5% of site)

• Communal Open Space 0.48 hectares (at surface level);

• Communal Open Space of c. 0.38 hectares (in communal terraces within blocks);

• Private Amenity Space (in rear gardens c. 0.68 hectares)

• Privacy Strips (apartments and in front of houses 0.62 hectares)

It has been outlined above in section 3.7 as to how the proposed development is in keeping with the Sustainable Residential Development in Urban Areas’ (2009).



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Location

Provide community facilities, which shall include youth specific facilities, across the Plan Lands at a rate of 300 sq.m per 1,000 dwellings. (Objective LUD1)

Concentrate community facilities in and around the District Centre and district parks local shops and/or cafes in and around the node of each of the residential neighbourhoods of Cheeverstown, Saggart-Cooldown Commons and Citywest Road. (Objective LUD2) Restrict apartments/duplexes only to areas of the Plan Lands that are generally located within 5 minutes walking distance of a Luas station or landmark junction and to require all applicants, at planning application stage, to demonstrate how such walking distances will or can be achieved. (Objective LUD7)

Ensure that no more than 10% of dwellings in any residential scheme are of the one-bedroom type. (Objective LUD8)

To encourage a mix of dwelling types and quality design that will help aid legibility and way finding throughout the area. (Objective LUD 11)

Proposal includes a community building of 141 sq. m (which will include a multipurpose room, meeting room, toilet facilities and a (management) office ) as well as a creche (587.8 sq. m) with access from Citywest Road.

This is in accordance with Objective LUD1 which would require c.139 sq m of community facilities associated with the proposed development.

The community building is centrally located within the site for ease of access for future residents.

Apartments are primarily provided to the north of the site in close proximity to the Luas station and Citywest Shopping centre, however an additional apartment block is provided to the south of the site on foot of feedback from An Bord Pleanála to provide a building of prominence here together with duplex units that provide an improve blend of density and tenure options for future residents.

The proposed development has a total of 86 no. 18.5% studio or one-bedroomed units. This is above what is indicated in the local area plan. However, the new Apartment Guidelines 2018 allow for higher proportions of 1 bedroom units.

The proposed development incorporates distinct character areas and a strong mix of typologies integrated through the scheme. Corner sites and view corridors are punctuated with carefully considered buildings and spaces as set out in the MDO Design Statement.

Promote energy efficiency and conservation above the Building Regulations standards in the design and development of all new buildings and in residential schemes in particular and require designers to demonstrate that they have taken maximising energy efficiency and the use of renewable energy into account in their planning applications. (Objective BF5)

We refer the Board to the enclosed Energy Statement prepared by IN2 Consulting Engineers.

Require planning applications for any building(s), street(s) or space(s) to be accompanied by a masterplan layout drawing that details how the proposed building(s), streets(s) or space(s) fits within the framework for the neighbourhood to

A master plan layout (site layout plan) has been submitted by MDO Architects as part of this application. The Masterplan shows how the proposed development links to the permitted development to the north. The MDO Design Statement outlines how the



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Location

which they relate in terms of accessibility and movement; integration of development; density and land use; green infrastructure and built form. These framework elements can be varied in terms of precise location and design provided that they conform to the principles and guidance set out in this Local Area Plan. Existing utilities should be accommodated between blocks and under streets. (Objective F1)

proposed development complies with the framework for the area.

The slope of the neighbourhood’s topography shall be utilised as part of any development and the level of cut and fill shall be kept to an absolute minimum. This shall be demonstrated under all planning applications with extensive north-south and east-west sections. The excessive use of retaining walls shall be avoided. (Objective BN7)

The subject site falls from the south to the north (c. 9m fall) and the design strategy has located the 2 storey and 3 storey dwellings on the higher (southern) part of the site, while the apartments are located on the lower (northern) part of the site. The site sections prepared by MDO Architects show the relationship throughout the site. The slope allows for the inclusion of basements/ semi-basements to facilitate car parking in the northern part of the site in specific places.

All planning applications for residential and/or commercial floorspace on sites in areas at risk of flooding shall be accompanied by a Flood Risk Assessment that is carried out at the site-specific level in accordance with ‘The Planning System and Flood Risk Management – Guidelines for Planning Authorities’ (2009). The scope of flood risk assessment shall depend on the type and scale of development and the

sensitivity of the area. (Objective GI7)

A Flood Risk Assessment has been submitted by BM Consulting Engineers as part of this application (section 3 of the “Civil Engineering Infrastructure Report for Planning”). The subject lands are located within Flood Zone C and any flood events will not cause flooding of the proposed development, and the development does not affect the flood storage volume or increase flood risk elsewhere.

5.3.3 LAP Phasing

5.47 The table below summarises the required phasing outcomes within Phases 1 to 4 and the current status of each outcome.

Table 5.6 – LAP Phasing Phase Status

Phase 1 (up to 400 dwellings)

The completion of a fully operational District Park to the rear (south-west) of Citywest Shopping Centre with outdoor play and recreational facilities.

The district Park has been completed. (reg. ref. SD08A/0347 and SD03A/0857)

The provision of two primary school sites on the Plan Lands.

Scoil Aoife Community National School on Fortunestown Lane officially opened in May 2017. Furthermore, under Planning Reg. Ref. SD16A/0255, 2 no. primary schools were permitted in January 2017 on lands to the west of the application site.



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The upgrade of the roundabout junction between Fortunestown Lane and Citywest Road to a fully signalised junction with single phase cyclist and pedestrian crossings.

Works commenced to upgrade this junction in July 2018.

Boherboy: Regardless of where development commences, a 10 metre (min) biodiversity strip (measured from the top of the bank) along both sides of the designated sections of the Corbally Stream to cater for a pedestrian/cycle path from the Boherboy Road to the public open space to the north-east (District Park).

To be integrated into the design of developments within the Boherboy Neighbourhood as required.

Phase 2 (600 dwellings)

Provision of one secondary school site on the Plan Lands.

The Land Use and Density Framework (Figure 5.7) of the Fortunestown LAP includes the locations of future school sites throughout the plan lands. The subject site does not include an objective to provide a school.

Circa 780 sq. m of community floorspace

To be delivered as per planning reg. refs. SD16A/0078 and SD16A/0210. The subject site itself includes a creche (587.8 sqm) and a community pavilion (c. 141 sqm) equating to 728.8 sqm of floor space for community uses within the subject application.

Completion of Neighbourhood Park at Saggart-Cooldown Commons Neighbourhood.

This park is currently under construction as part of development permitted under Reg. Ref. ABP-300555-18.

Construction of the Citywest Avenue extension to the west of the N82 to link with Fortunestown Lane.

Permitted under SHD application for 459 no. dwellings under ABP-302398-18.

Phase 3 (c. 800 dwellings)

Provision of a third primary school site on the Plan Lands.

Scoil Aoife Community National School on Fortunestown Lane officially opened in May 2017. Furthermore, under Planning Reg. Ref. SD16A/0255, 2 no. primary schools were permitted in January 2017 on lands to the west of the application site.

Phase 4 (c. 1,500 dwellings)

Provision of second secondary school site.

To be provided within the LAP lands in consultation with Department of Education and Skills.

5.48 The required outcomes for Phase 1 to 3 have been addressed or are in the process of

being addressed. The remaining required outcome within Phase 4 is the provision of a second secondary school site, which is indicated on Figure 5.7 of the LAP. The provision of lands for a secondary school is outside the control of the applicant and is a matter for agreement between the planning authority and the Department of Education and Skills. Having regard to the above, it is considered the proposed development is consistent with the phasing strategy as set out in the Fortunestown LAP. The LAP sets out locations for 3 new primary schools and 2 secondary schools



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(in the Cheeverstown and Saggart-Cooldown Commons neighbourhoods, as identified on Figure 5.7 of the Fortunestown LAP).

5.49 Figure 3.4 of the Fortunestown Local Area Plan includes details of locations of school sites indicated on previous (Fortunestown Lane/Garter Lane Local Area Plan (2009) and South Dublin County Plan 2010-2016). A secondary school site was indicated on these now out of date plans on the subject lands.

5.50 However, it is important to note that the LAP provides the updated location for primary and secondary school sites within the LAP area (Figure 5.7 refers). For clarity, there is no LAP objective (or CDP objective) pertaining to the provision of a school (primary or secondary) on the application site.

5.51 It is noted that there were 6 no. primary schools in the area at the time of the preparation of the LAP. There are now 12 no. primary schools within the same area. A similar pattern is established for secondary schools with 2 no. secondary schools established previously and 4 no. secondary schools now in use.

5.52 The following sets out recent planning applications in the area:

Reference Description Status

300555-18 459 no. terraced units and 67 no. duplex/apartments (SHD)

Granted 26/03/2018

304828-19 609 no. residential units (267 no. houses, 158 no. duplex units, 184 no. apartments), creche and associated site works

Refused 30-9-2019

302398-19 459 no. dwellings Granted 3-12-2018

305556 290 no. apartments (SHD) Granted 20-1-2020

305563 488 no. apartments (SHD) Granted 4-2-2020

5.53 The phasing table in the LAP is considered to indicate specific requirements between

phases and does not represent an overall cap on development in the LAP. The strategic nature of the area is confirmed in the commentary in the RSES which states that the new district at Fortunestown near the emerging town of Saggart/Citywest has a short term population capacity of 45,000 and a medium term capacity giving a total capacity of 66,000 persons.

6.0 PART V

6.1 The applicant has entered into initial discussions with the Housing Department of South County Council in respect to Part V. The applicant agrees to accept a condition on a grant of planning permission, if the Board is minded to approve the proposed development, which requires the applicant to enter into a Part V agreement with South Dublin County Council as per their requirements prior to the commencement of development.

6.2 The applicants Part V proposals are described and mapped in the Part V material accompanying this consultation request.



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7.0 APPROPRIATE ASSESSMENT

7.1 We refer the Board to the enclosed Appropriate Assessment screening report prepared by Openfield Ecological Consultants, which concludes that:

“This project has been screened for AA under the appropriate methodology. It has found that significant effects are not likely to arise, either alone or in combination with other plans or projects to any SAC or SPA.”

8.0 SECTION 247 MEETING – SOUTH DUBLIN COUNTY COUNCIL

8.1 A Section 247 meeting was held on the 7th of March 2019 and the detail is contained in Appendix 1.

8.2 Key issues discussed related to, general guidance on design, road access and parking, public realm, drainage and water supply, supporting uses. The Applicant and Project Team have considered the Council’s feedback in detail and incorporated relevant details in the design and documentation now submitted.

8.3 With reference to road access and parking provision, a draft Mobility Management Plan was prepared by BM Consulting Engineers. In addition, a Traffic and Transportation Assessment was prepared and sent to the Roads Department of South Dublin County Council.

8.4 The Planning Authority sought justification for departures from the Fortunestown LAP, which is contained in the enclosed Material Contravention Statement, prepared by John Spain Associates.

8.5 The Infrastructure Design Report and drawings prepared by BM Consulting Engineers includes detailed proposals for drainage including SUDS measures. Additional consultation was undertake by BM Consulting Engineers, in respect of the

8.6 With reference to EIAR screening, a draft EIAR Screening report was submitted to the Planning Authority and comments included in the EIAR Screening Report submitted to the Board as part of this application.

9.0 PHASING

9.1 It is proposed that the development will be completed in 3 phases. The initial phase will include the Public Open Space along the riparian corridor and works under the linked northern park and will include, the central portion of the site comprising apartment block no. 6 (58 no. apartments) 9 no. duplex units and 29 no. houses, the secondary phase comprises 12 no. duplex apartments, 22 no. houses, along with 192 apartments in apartment blocks 1-3 and 7 (57, 47, 56 & 32 no. apartments respectively along with the creche), while the latter phase will include 103 no. apartments (blocks 4 and 5) and 33 no. houses.

9.2 It is the intention of Glenveagh to continue construction from the centre both south and north working back towards the centre of the site, maintaining the construction compound at the location of the central urban park for the duration of the works. The feature apartment block with integrated creche facility forms part of the 2nd Phase.

9.3 Phasing will be responsive to market demands/ that it will be agreed subject to a grant of planning permission.

9.4 The proposed phasing within the subject lands is shown below:



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Figure 9.1 – Proposed Phasing

Source: Glenveagh Homes

9.5 In the event of a grant of permission, our client is suggesting the following condition:

“The proposed development shall be carried out on a phased basis detailed in the application unless otherwise agreed with the planning authority and shall include works to the public park in Phase 1 and those associated works which accompany same. Reason: To ensure the timely provision of amenities for the benefit of the occupants of the proposed dwellings.”



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10.0 CONCLUSIONS

10.1 The statement set out herein demonstrates the consistency of the proposed development with the relevant national, regional and local planning policy context. At a national and regional level, this statement has demonstrated the consistency of the development with the following:

• National Planning Framework;

• Regional Economic and Spatial Strategy for the East and Midlands Region 2019;

• Guidelines for Planning Authorities on Sustainable Residential Development in Urban Areas (2009), and the accompanying Urban Design Manual;

• Urban Development and Building Height Guidelines (December 2018);

• Delivering Homes, Sustaining Communities (2008) and the accompanying Best Practice Guidelines- Quality Housing for Sustainable Communities;

• Design Manual for Urban Roads and Streets (2013);

• Guidelines for Planning Authorities on Childcare Facilities (2001);

• Smarter Travel – A New Transport Policy for Ireland (2009-2020);

• The Planning System and Flood Risk Management (2009);

• Draft Water Services Guidelines for Planning Authorities (2018).

10.2 Consistency is also demonstrated with the policies and provisions of the South Dublin Development Plan (2016-2022) and the Fortunestown Local Area Plan (2012-2022), which are the key planning policy documents at a local level.

10.3 It is respectfully submitted that the proposed development will provide an appropriate form of high-quality residential development comprising residential, open space, and a creche as well as a community building on the subject lands.

10.4 The proposed development and accompanying documentation and reports have been prepared following pre-planning consultation with South Dublin County Council as detailed above which forms a part of this application to An Bord Pleanála.

10.5 The proposed development will result in a residential density of c. 93 units per hectare (net), which is considered appropriate having regard to the zoning of the subject lands.

10.6 In conclusion, it is respectfully submitted that the proposed development is of a suitable form, design and scale of development for this strategically located underutilised site, within an existing urban settlement which is suited to the scale and nature of development proposed.

10.7 The proposed development also has regard to the established and emerging pattern development in the area; to the objectives of the National Planning Framework in particular objectives 3b, 11, 27, 33 and 35; and to the provisions of the Guidelines for Planning Authorities on Urban Development and Building Heights issued by the minister in December 2018, the Sustainable Urban Housing: Design Standards for New Apartments issued by the minister in March 2018 and the Guidelines for Planning Authorities on Sustainable Residential Development in Urban Areas issued by minister in May 2009.

10.8 The proposed development is considered to be wholly compliant in the context of national, regional and local planning policy and will deliver a mix of high quality residential apartments at an accessible and well-serviced location. On this basis, it is respectfully submitted that the proposals are granted planning permission



APPENDIX 1 PRE-APPLICATION DISCUSSIONS (UNDER S. 247 OF ACT)

1. Links and Permeability

SDCC queried access points to perimeter Road – Future connections also discussed to the north.

The relationship between the scheme and the development to the north to be considered

2 Traffic and Transportation

SDCC queried the quantum of car parking and whether viable for a scheme. Considered a further 50 no. spaces could be provided (subject to landscaping)

Housing car parking provision acceptable

Need to demonstrate how 0.5 spaces work (and examples of where it works). Acknowledged that the provision is where SDCC wanted to get to but not sure at present.

Go-car provision mentioned as a possibility.

Long Linear Streets to be avoided.

SDCC queried the potential for issues relating to emergency access with one single access point. Particularly if adjoining scheme wasn’t brought forward.

Interim emergency access may be considered in south of site.

Permeability through the site was noted as important. LAP supported connectivity and permeability.

Through connection to Magna Drive needs to be considered. Don’t want over-sized vehicles passing through the site.

Perimeter block approach as per LAP preferred by SDCC.

Junction onto Citywest Road may be traffic light. A Right Hand turning pocket for 10 no. cars the preference.

Internal radii 4.5m External radii 6m. Autotrack to be undertaken

Cycleway along Citywest Road JJ queried delivery in context of are not TIC.

Landscaping



SDCC welcomed the overall landscape design and was what SDCC wanted.

The treeline was important feature along Citywest Road and should be retained.

Cross sections of POS to be provided.

Preference was for natural play areas over equipped playgrounds.

Objective was to provide “interesting places for children”

Kickabout area should be provided

Arborist report for trees (along Citywest) to be provided

TIC areas to be indicated SDCC noted that ornamental areas not able to be TIC. Parkland and trees was all that they could TIC.

Important that the POS includes SuDs measures

Streets – 4/5 car parking spaces per tree.

Trees to be provided in the public realm so that they are in public ownership in constructed tree pits (with attenuation)

Narrow entrance to apartments Communal Open Space to delineate POS to COS.

Car parking around pond not compatible with child safety.

Lighting detail to be provided (interaction with landscaping)

SDCC noted that the Landscape area around pond didn’t accord with the LAP areas.

Drainage

SuDs to be incorporated, Tree pits, swales filter drains. Or stormtech. Sheet provided of calculations required.

Even if no Flood Risk this needs to be clearly set out in the BMCE IDR.

AOB



SDCC noted that where the proposal does not comply with the LAP that a clear rationale and justification is provided.

Relationship to lands to the south important. Height profile to be justified (too low) potentially.

Pavilion welcomed but needs to be managed and location carefully considered.

SDCC noted that AA screening to be undertaken.

SDCC recommended that an EIAR screening report to be prepared.



APPENDIX 2 LOCAL PLANNING POLICY OBJECTIVES

HOUSING (H) Policy 2 Supply of Housing

It is the policy of the Council to seek to ensure that sufficient zoned land continues to be available at appropriate locations to satisfy the housing requirements of the County.

H2 Objective 1:

To ensure that sufficient zoned land, which could be serviced by sufficient public transport and road capacity, continues to be available at appropriate locations to satisfy the housing requirements of the County and to support and facilitate the development of housing lands based on the Settlement Strategy outlined in Chapter 1 Introduction and Core Strategy.

HOUSING (H) Policy 3 Housing for Older People

It is the policy of the Council to support the provision of accommodation for older people in established residential and mixed use areas that offer a choice and mix of accommodation types to older people (independent and semi-independent living) within their communities and at locations that are proximate to services and amenities.

H3 Objective 1:

To support housing that is designed for older people (including independent, semi-independent or nursing home accommodation) in residential and mixed use areas, at locations that are proximate to existing services and amenities including pedestrian paths, local shops, parks and public transport.

H3 Objective 2:

To provide for the subdivision of large houses or amalgamation of smaller houses within established areas for the purpose of providing independent, semi-independent or nursing home accommodation. Such development should be subject to the car parking standards and the standards on dwelling subdivision as set out under Chapter 11 Implementation. A Traffic Impact Statement will be required in the case of major traffic generating developments or where it is considered that there would be a significant impact on the County’s road network.

H3 Objective 3:

To support community led housing developments for older people in established areas on lands designated with Zoning Objective “OS” (To preserve and provide for open space and recreational amenities), where the quality and quantum of remaining public open space is deemed to be adequate and the amenities of the area are preserved.

Sustainable Neighbourhoods

HOUSING (H) Policy 6 Sustainable Communities



It is the policy of the Council to support the development of sustainable communities and to ensure that new housing development is carried out in accordance with Government policy in relation to the development of housing and residential communities.

HOUSING (H) Policy 7 Urban Design in Residential Developments

It is the policy of the Council to ensure that all new residential development within the County is of high quality design and complies with Government guidance on the design of sustainable residential development and residential streets including that prepared by the Minister under Section 28 of the Planning & Development Act 2000 (as amended).

H7 Objective 1:

To ensure that residential development contributes to the creation of sustainable communities in accordance with the requirements of the Guidelines for Planning Authorities on Sustainable Residential Development in Urban Areas, DEHLG (2009) (or any superseding document) including the urban design criteria as illustrated under the companion Urban Design Manual – A Best Practice Guide, DEHLG (2009).

H7 Objective 2:

To ensure that residential development provides an integrated and balanced approach to movement, place-making and streetscape design in accordance with the requirements of the Design Manual for Urban Roads and Streets, DTTAS and DEHLG (2013).

H7 Objective 3:

To support public realm improvements as part of infill developments.

HOUSING (H) Policy 8 Residential Densities

It is the policy of the Council to promote higher residential densities at appropriate locations and to ensure that the density of new residential development is appropriate to its location and surrounding context.

H8 Objective 1:

To ensure that the density of residential development makes efficient use of zoned lands and maximises the value of existing and planned infrastructure and services, including public transport, physical and social infrastructure, in accordance with the Guidelines for Planning Authorities on Sustainable Residential Development in Urban Areas, DEHLG (2009).

H8 Objective 2:

To consider higher residential densities at appropriate locations that are close to Town, District and Local Centres and high capacity public transport corridors in accordance with the Guidelines for Planning Authorities on Sustainable Residential Development in Urban Areas, DEHLG (2009).

H8 Objective 4:

To support proposals for more intensive enterprise and/or residential led development within areas designated with Zoning Objective ‘REGEN’ (To facilitate enterprise and/or residential led



regeneration), subject to appropriate design safeguards and based on traditional urban forms that adhere to urban design criteria.

H8 Objective 5:

To ensure that developments on lands for which a Local Area Plan has been prepared comply with the local density requirements of the Local Area Plan.

H8 Objective 6:

To apply the provisions contained in the Guidelines for Planning Authorities on Sustainable Residential Development in Urban Areas, DEHLG (2009) relating to Outer Suburban locations, including a density range of 35-50 units per hectare, to greenfield sites that are zoned residential (RES or RES-N) and are not subject to a SDZ designation, a Local Area Plan and/or an approved plan, excluding lands within the M50 and lands on the edge or within the Small Towns/ Villages in the County.

HOUSING (H) Policy 9 Residential Building Heights

It is the policy of the Council to support varied building heights across residential and mixed use areas in South Dublin County.

H9 Objective 1:

To encourage varied building heights in new residential developments to support compact urban form, sense of place, urban legibility and visual diversity.

H9 Objective 2:

To ensure that higher buildings in established areas respect the surrounding context.

H9 Objective 3:

To ensure that new residential developments immediately adjoining existing one and two storey housing incorporate a gradual change in building heights with no significant marked increase in building height in close proximity to existing housing (see also Section 11.2.7 Building Height).

H9 Objective 4:

To direct tall buildings that exceed five storeys in height to strategic and landmark locations in Town Centres, Mixed Use zones and Strategic Development Zones and subject to an approved Local Area Plan or Planning Scheme.

HOUSING (H) Policy 10 Mix of Dwelling Types

It is the policy of the Council to ensure that a wide variety of adaptable housing types, sizes and tenures are provided in the County in accordance with the provisions of the Interim South Dublin County Council Housing Strategy 2016-2022.

H10 Objective 1:

To ensure that new residential developments provide for a wide variety of housing types, sizes and tenures in line with the Interim South Dublin County Council Housing Strategy 2016-2022.

HOUSING (H) Policy 11 Residential Design and Layout



It is the policy of the Council to promote a high quality of design and layout in new residential development and to ensure a high quality living environment for residents, in terms of the standard of individual dwelling units and the overall layout and appearance of the development.

H11 Objective 1:

To promote a high quality of design and layout in new residential development and to ensure a high quality living environment for residents, in terms of the standard of individual dwelling units and the overall layout and appearance of the development in accordance with the standards set out in Chapter 11 Implementation.

H11 Objective 2:

To promote new residential developments taking account of energy efficiency, prioritising passive house construction standards, as well as renewable energy opportunities, including solar energy where appropriate, in accordance with Part L of the Building Regulations.

LAP OBJECTIVES Encourage cycling within and through the Plan Lands by creating an open ended and integrated network of safe and accessible cycle routes that serve primary, secondary and tertiary streets and spaces. Cycle paths that correspond with vehicular routes shall be provided on-street on both sides and shall be separated from pedestrian routes. (Objective AM3) Require the provision of signalised junctions as opposed to roundabouts to encourage cyclist and pedestrian safety and movement. (Objective AM4) That pedestrian routes are provided on both sides of every street and through every public space in a manner that creates direct and indirect links with nodal points, civic uses, public open spaces and with the District Centre. (Objective AM6) To create a network of pedestrian routes between destinations including housing, business parks, employment areas and public transport stops and to make walking, cycling and the use of public transport a priority. (Objective AM7) Achieve an integrated network of safe pedestrian and cycle routes in line with ‘A Proposal for Connected Walking and Cycling Routes through the Parks, Open Spaces and Roads of South Dublin County’ (2006) by utilising links through and along parks, open spaces and green corridors. (Objective AM8) Vehicular Routes Vehicular routes will be carefully considered to ensure that there is choice of movement to prevent the overuse of some movement corridors and the build up of traffic. It is therefore an objective of the Local Area Plan: To ensure that development within the Plan Lands is based on a grid layout. (Objective AM9) Permeable vehicular movement will be catered for but not at the detriment of pedestrian or cyclist movement. (Objective AM11) That movement corridors within new developments are based on a grid format that avails of every possibility to link into the existing street network and provide efficient connections to existing local facilities. The grid shall align with desire lines and link sites to specific destinations. Footpaths shall be provided on either side of every street and shall be direct, safe, barrier free and overlooked by development. (Objective AM12) To ensure that developments that are located adjacent to existing roundabout junctions provide for the upgrading of such junctions to signalised arm junctions with single phase pedestrian and cyclist crossings as part of planning applications. (Objective AM13)



Assess all interfaces between proposed new development, existing housing development and undeveloped lands at planning application stage and to ensure that all proposed development integrates and addresses existing development and undeveloped land especially residential development and open spaces in a manner that creates the opportunity for more permeable layouts and encourages passive and active surveillance of streets and spaces. (Objective AM14) Create an integrated network of biodiversity strips through the Plan Lands by way of linking, preserving and incorporating existing hedgerows (especially those at Boherboy and Cheeverstown), wildlife corridors, green corridors and existing streams with a necklace of parks in a manner that forms a link between the Plan Lands and the Dublin Mountains. All developments relating to planting and water features should be cognisant of the potential for creating bird hazard to aviation. (Objective GI1) Ensure that each of the neighbourhoods throughout the Plan Lands will be provided with green spaces that each have a clear role or function and fits within the plan’s hierarchy and network of linked spaces as outlined in Table 5.1. (Objective GI2) Ensure that all development proposals maximise the opportunities for enhancement of existing ecology and biodiversity and are accompanied by a full ecological assessment, carried out by a suitably qualifi ed professional, that includes measures to enhance ecology and biodiversity and avoid or minimise loss to local ecology and biodiversity. (Objective GI3) A 10 metre (min) biodiversity strip (measured from the top of the bank) shall be maintained on both sides of the sections of watercourse that are designated for preservation under the Local Area Plan, for fl ood management, landscape and biodiversity reasons. These biodiversity strips shall protect, improve and enhance the natural character of the streams and accommodate pedestrian and cycle corridors where possible. Culverting of sections of watercourses that are designated for preservation will not be permitted. Limited sections of streams may be sensitively diverted where appropriate with the highest standards of engineering design and environmental mitigation to avoid significant negative environmental impact, taking full account of fl ood risk assessments etc. (Objective GI4) The use of SUDS is a requirement for all new developments in order to reduce surface water run-off and to minimise the risk of flooding of the Plan Lands and surrounding lands. Existing springs will be protected and maintained and incorporated into SUDS. (Objective GI5) All planning applications for residential and/or commercial floorspace on sites in areas at risk of flooding shall be accompanied by a Flood Risk Assessment that is carried out at the site-specific level in accordance with ‘The Planning System and Flood Risk Management – Guidelines for Planning Authorities’ (2009). The scope of flood risk assessment shall depend on the type and scale of development and the sensitivity of the area. (Objective GI7) A linked open space hierarchy shall be implemented fully across the Plan Lands and all proposed developments shall contribute to the achievement of this integrated Green Infrastructure Network where relevant and at a minimum rate of 14% of A1 zoned lands. All biodiversity strips may be calculated as contributing to the required minimum 14% public open spaces provision. (Objective GI8) All proposed public open spaces shall have a clear role and function that falls within the Plan’s open space hierarchy detailed under Table 5.1 and shall comply with the qualitative standards detailed under ‘Sustainable Residential Development in Urban Areas’ (2009). (Objective GI9) Play facilities shall be provided at a rate of 3 sq.m per dwelling and in accordance with ‘Planning Guidance on Provision of Children’s Play Facilities in New Developments’ (2007). (Objective GI10) Provide community facilities, which shall include youth specific facilities, across the Plan Lands at a rate of 300 sq.m per 1,000 dwellings. (Objective LUD1) Restrict apartments/duplexes only to areas of the Plan Lands that are generally located within 5 minutes walking distance of a Luas station or landmark junction and to require all applicants, at planning application stage, to demonstrate how such walking distances will or can be achieved. (Objective LUD7) Ensure that no more than 10% of dwellings in any residential scheme are of the one bedroom type. (Objective LUD8)



Disperse social housing throughout the area as facilitated by Applicant Sourced Housing and Rental Accommodation Schemes. (Objective LUD9) Ensure that a minimum of 85% of all dwellings be provided as own door houses on their own site and that a maximum of 15% of all dwellings across the Plan Lands be provided as apartments/ Photo 5.1 Example of 45 Dwellings per Hectare duplexes with such dwellings limited to appropriate areas or particular locations such as Luas stops and landmark junctions and sensitively designed to contribute to the broader aesthetics of the area including the nearby mountains. The minimum average floor area of all developments throughout the Plan Lands shall be 110 sq. metres. (Objective LUD 10) To encourage a mix of dwelling types and quality design that will help aid legibility and way finding throughout the area. (Objective LUD 11) Development of the Citywest Road Neighbourhood shall include pedestrian routes that cross and run either side of Citywest Road. (Objective CRN2) A minimum of 85% of all dwellings be provided as own door houses on their own site and that a maximum of 15% of all dwellings across the Plan Lands be provided as apartments/duplexes with such dwellings limited to appropriate areas or particular locations such as Luas stops and landmark junctions and sensitively designed to contribute to the broader aesthetics of the area including the nearby mountains. The minimum average floor area of all developments throughout the Plan Lands shall be 110 sq. metres. (Objective CR2b) Development of the Citywest Road Neighbourhood shall retain significant elements of the Kingswood Stream within a linear park along the Citywest Road. The linear park shall be planted with trees and incorporate open ended pedestrian and cycle routes.(Objective CRN3) The attenuation pond to the north-east of Magna Business Park shall be retained as a local feature within a neighbourhood park. (Objective CRN4) A 10 metre (min) biodiversity strip (measured from the top of the bank) shall be reserved on both sides of the designated sections of stream(s) that traverse the neighbourhood, for flood management, landscaping, pedestrian/cyclist movement and biodiversity reasons. (Objective CRN5)

proposed residential development at citywest road ...€¦ · 7.4 hectare greenfield site. a...

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