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Planning Statement Planning Statement Proposed Strategic Housing Development, Gateway View, Ballinure, Blackrock, Cork. Client: MWB Two Ltd. November 2020 Connecting people. Connecting places. Contents 0 Introduction 1 Site Context 1 Proposed Development 6 Planning Policy Context 8 2014 Mahon Local Area Plan 8 Cork City Development Plan 2015 9 Project Ireland 2040: National Planning Framework 12 Assessment 13 Principle of Development 13 Deliverability of the Subject Lands 14 Cultural Heritage 14 Noise 15 Access & Connectivity 16 Building Height and Density 20 Residential Amenity 22 Landscape Impacts 23 Ecological Impacts 24 Conclusion 25 01// Introduction Figure 01 - Site Location Site Context The proposed development site (1.153 hectares in size) forms the northern portion of the applicant’s lands (1.7 hectares in total) located in Ballinure, Blackrock, Cork. This Strategic Housing Development (SHD) application represents one of two phases of development proposed by MWB Two Ltd. on these lands, for which planning permission is being sought concurrently from An Bord Pleanála and Cork City Council. Collectively, the lands form the proposed development of Gateway View, where the construction of a total of 246 no residential units and a creche is proposed. Zoning differences across the site have necessitated a dual approach be adopted to applying for planning permission. To the south of the subject site an application for planning permission for a single 8 storey apartment building comprising 67 no. units is being made to Cork City Council. The combined Gateway View lands are situated in an eastern portion of grounds which were previously in institutional use as the former Bessbrough Estate. The subject site is located adjacent to Mahon District Centre and within the South Eastern Suburbs of Cork City, as defined in the Cork City Development Plan 2015-2021. HW Planning 1 The site is strategically located beside the Passage West Greenway and enjoys excellent walking and cycling links to the adjacent Mahon District Centre and walking, cycling and public transport connectivity with Cork City Centre. Its location close to the N40 also provides connectivity by road to the areas beyond Cork City. The Planning Authority has consistently supported development on this portion of the overall landholding. Infrastructure including an access road and services have been provided to facilitate the further development of lands to the east in accordance with TP 03/27028. These sites were subsequently marketed as ‘serviced industrial/employment sites’. Figure 02 – Based on Figure 2.1 Cork City Council Development Plan 2015– Core Strategy MAHON’S PERFORMANCE AS A KEY DEVELOPMENT AREA The subject site enjoys proximity to Lough Mahon and the residential community in the wider area is supported by quality public realm, urban amenities and connectivity to Mahon and Cork City Centre. The adjacent Mahon District Centre and strategic employment area was one of the Cork’s strongest performing areas in terms of population and employment growth during the period 2006-2011. Mahon’s role as an employment hub has continued to grow with Mahon Point Shopping Centre, Mahon Point Retail Park and several major industry employers making Mahon a thriving area within the Cork City Environs with sustainable and viable employment opportunities for existing and future residents of the area. The development opportunities presented by the ‘Mahon Peninsula’ have been recognised in successive City Development Plan since 1998 and the current 2015 Cork City Development Plan retains Mahon’s designation as a ‘Key Development Area’. In terms of recent population growth however the City Suburb has experienced minimal or negative growth in the last intercensal period1. As Table 01 indicates the population growth in Mahon A and B dropped from between c. 14 – 17% to between c.2 – 3% in the last census, with Mahon C experience negative growth. In contrast growth in the City Centre and 1 Page 29, Cork City Development Plan Review Stage 1 – Issues Paper, 2020 2 HW Planning immediate surrounds increase from negative growth to 5% growth during the same period. Cork City Council attribute this pattern of slower growth or decline to: ‘existing family households maturing and limited new house construction in those areas’.2 Table 01 – CSO Census Figures POPULATION CHANGE 2006 2011 Change % 2016 Change % Cork City Legal 119,418 119,230 -0.2 125,657 5.4 Boundary Mahon A Electoral 4,206 4,931 17.2 5,066 2.7 District Mahon B Electoral 4,241 4,843 14.2 4,937 1.9 District Mahon C Electoral 3,272 3,330 1.8 3,272 -1.7 District This trend has not been reflected in employment growth, where we note the findings of the Cork City Employment and Land Use Survey (ELUS) 2016 which states that the South East sector, within which Mahon is located has. ‘…..experienced the greatest job growth (3,609) of all six geographic sectors between 2011 and 2016. As indicated by Figure 3.3, the majority of employment in this sector is found in the Business and Technology zones in Mahon. 2 Page 29 Cork City Development Plan Review Stage 1 – Issues Paper, 2020 HW Planning 3 The survey indicates the greatest increase for the South East sector (1,100 jobs) occurred in the Information and Communication. This included 14 no. new businesses, five of which are large employers (Aruba Networks, wireless LAN solutions ; Dell/EMC, data storage; Fire Eye, cyber security and malware protection; and Simplivity, data centre). Administrative and Support Service activities sector also added over 1,000 jobs in the South East, including newcomer QualComm (IT services and solutions provider which started in Dublin in 1995) and very significant growth at VoxPro (an indigenous customer service and technical support solutions firm, headquartered in Cork.) Finally, the Human Health and Support Service Activities sector also gained almost 1,000 jobs, primarily due to increases at St. Finbarr’s hospital and to the relocation of the Mater Private Hospital from Shanakiel to the City Gate in Mahon.’ Figure 03 – Employment Distribution Map Based on Cork City Employment and Land Use Survey (ELUS) 2016 Indicative Site Location This mismatch between housing and employment growth in Mahon needs to be addressed if the potential of this high performing Key Development Areas as a sustainable community is to be realized. This imperative is underscored by the proposal to deliver a high frequency Light Rail Transit (LRT) between Mahon and Ballincollig, serving Cork City3. In the words of the City Council’s Development Plan Issues Paper, this will be a ‘game changer’, requiring increased residential density within the rapid transit corridor in Mahon to support this infrastructure investment. The Board will note that the level of social housing in the adjoining Mahon census small areas, at 58%, is significantly in excess of the Cork City average of 14%. The mix of private, step-down and social housing proposed will contribute towards redressing this imbalance and creating a more integrated community. 3 Cork Metropolitan Area Transport Strategy 4 HW Planning CORK CITY HOUSING DELIVERY This is particularly relevant in the context of the Regional Spatial and Economic Strategy (RSES) and the Cork Metropolitan Area Strategic Plan (MASP) which place a renewed emphasis on delivery of housing projections in the Cork area. It is acknowledged in the Cork MASP that housing delivery will need to be accelerated in the short term to compensate for the deficit in housing delivery in the MASP in recent years. The limited new house construction in the Mahon area4 alluded to by the City Council reflects this deficit in housing delivery. This application should also be assessed in terms of the ambitious housing growth targets for the Cork MASP generally and the ability for Mahon to sustainable accommodate future population growth for the City. The Stage 1 - Issues Paper of the Cork City Development Plan Review Process, includes the: Intensifying uses within existing City Neighbourhoods (e.g. Blackpool, Douglas and Mahon) Figure 04 – Cork City Housing Delivery Figures 4 Page 29 Cork City Development Plan Review Stage 1 – Issues Paper, 2020 HW Planning 5 The proposed development comprises the construction of a residential development of 179 no. residential units to be provided in 3 no. apartment buildings ranging in height from 5 to 7 Proposed storeys and all ancillary site works at Bessboro, Ballinure, Blackrock, Cork. The proposed Development development includes the construction of 88 no. 1-bedroom apartments, 85 no. 2 bedroom apartments and 6 no. 3-bedroom apartments. The development will include step-down housing and facilities for the elderly in Building A, a creche at ground floor level in Building B and building management facilities including plant and storage areas across all 3 no. apartment buildings. Ancillary site works will include the provision of a substation and switch room and an upgrade of the existing sewer line. The proposed development will provide for new pedestrian and cyclist entrances onto the Passage West Greenway and vehicular access will be via an existing access road off the Bessboro Road. The proposed development also includes communal open space areas, landscaping, under-podium and on-street car parking spaces, bicycle parking spaces, bin stores, public lighting and all ancillary site development works. The application contains a statement setting out how the proposal will be consistent with the objectives of the Cork City Development Plan and the Mahon Local Area Plan (recently lapsed). A Natura Impact Statement has been prepared in respect of the proposed development. Figure 05 – Proposed Site Layout Plan The design concept is to create a mixed sustainable community to cater for a diverse range of future residents across a wide age spectrum. The resulting residential layout is a mix of apartments integrating 1 – 3 bedroom units in Buildings A, B & C, with purpose built step- down communal facilities for older residents accommodated in Building A include a library, TV room, laundry, day room, kitchenette and bathing/treatment room, intended to support 6 HW Planning the concept of providing lifecycle housing and a creche with up to 70 no.
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