Landscape & Visual Assessment

Planning Submission

In relation to the development at: Old Schoolhouse Site (former School, Protected Structure RPS No. 700), Porterstown Road, Kellystown, Clonsilla, .

On behalf of; OSH Ventures Ltd.

February 2021

Reference; PP252

LANDSCAPE ARCHITECT. Jane McCorkell Landscape No. 13 Churchfield Grove, Churchfield, Ashbourne, Co. Meath. Email; [email protected]

Landscape and visulal impact assessment

Table of Contents 1 Introduction ...... 3 1.1 Study Methodology ...... 3 1.2 References ...... 4 1.3 Nature of Impacts ...... 4 2 Existing Receiving Environment ...... 4 2.1 Site Context & Description ...... 4 2.2 Landscape Planning Context ...... 5 2.3 Landscape Character & Assessment ...... 7 2.4 Key Receptors ...... 7 2.4.1 Northern Receptors ...... 8 2.4.2 Eastern Receptors...... 8 2.4.3 Southern Receptors ...... 8 2.5 ‘Do Nothing’ Scenario ...... 9 3 Characteristics of the Proposed Development ...... 9 3.1 Potential impact of the proposed development ...... 10 3.1.1 Effects at Construction ...... 10 3.1.2 Effects at Operation ...... 11 3.2 Avoidance, Remedial and Mitigation Measures ...... 11 3.2.1 Avoidance Measures ...... 11 3.2.2 Reduction Measures ...... 12 3.2.3 Remediation Measures ...... 12 4 Potential Residual Landscape and Visual Effects ...... 13 4.1 Residual Landscape Effects ...... 13 4.2 Viewpoints/ Photomontage Descriptions ...... 14 5 Conclusion ...... 16 Appendix 1 Photomontages ...... 17

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1 Introduction

This report has been prepared by Jane McCorkell Landscape Architect and provides an assessment of the landscape and visual impact of the proposed development and describes the proposed mitigation measures.

The assessment should be read in conjunction with the photomontages prepared for the scheme, and the landscape report also prepared by Jane McCorkell Landscapes.

1.1 Study Methodology

This assessment is based on the following guidelines -: The EPA Draft ‘Guidelines on the information to be contained in Environmental Impact Assessment Reports’ (2017) and ‘Draft Advise Notes for preparing Environmental Impact Statements’ (2015) The assessment involved -: 1 Visiting the site and the surrounding area 2 A review of statutory planning and other documentation in order to ascertain local and wider significance 3 A study of ordnance survey mapping and aerial photography; a review of plans, sections and elevations of the proposed development and Part VIII Planning Scheme documentation

Where appropriate and in accordance with the EPA Advise Notes and Guidelines the below table of terms are used to describe the degree, quality and duration of an impact -:

Impact Criteria Description Profound An impact which obliterates sensitive characteristics Significant An impact which, by its character, magnitude, duration or intensity alters a sensitive aspect of the environment Moderate An impact that alters the character of the environment in a manner that is consistent with the existing and emerging needs Slight An impact which causes noticeable changes in character of the environment without affecting its sensitivities Imperceptible An impact capable of measurement but without noticeable consequences

Terms relating to the duration of impacts as described in the EPA Guidelines are listed as follows:

Momentary: lasting seconds to minutes Brief: lasting up to one day Temporary: lasting up to one year Short-term: lasting one to seven years Medium-term: lasting seven to fifteen years Long-term: lasting fifteen to sixty years Permanent: lasting over sixty years

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1.2 References

- Development Plan 2017—2023

- Environmental Protection Agency, (2017) Draft Guidelines on the information to be contained in Environmental impact Assessment Reports

- Environmental Protection Agency, (2015) Draft Advice Notes for preparing Environmental Impact Statements

- Landscape Institute (UK) and Institute for Environmental Management & Assessment (2013) Guidelines for Landscape and Visual Impact Assessment, 3rd Edition.

1.3 Nature of Impacts

Impacts on the landscape arise in two distinct but closely related aspects. The first impact is on the character of the landscape arising from the insertion of new development or the alteration of elements within an existing context. The second aspect is visual impact, which arises as a result of changes or insertions within a view. The impact on the view depends on the degree and nature of the change and such changes may rise from either ‘visual intrusion’ (i.e. alteration without appreciable blocking) or ‘visual obstruction’ (i.e. alteration with a notable extent or full blocking).

It is recognised that as with all landscape and visual considerations, impacts will be influenced and informed, to some degree, by subjective perceptions of how the overall change(s) matter to any given individual.

The assessment of landscape and visual impacts includes:

- Direct impacts upon specific landscape elements within and adjacent to the site - Effects of the overall pattern of the landscape elements which give rise to the character of the site and its surroundings - Impacts upon any special interests in and around the site - Direct impacts of the scheme upon views and - Overall impact on landscape character and visual amenity

2 Existing Receiving Environment

2.1 Site Context & Description

The subject site is a linear parcel of land, located on the southern side of the Clonsilla Road. The 2.32 hectares is a long rectilinear space which is bound to the south by the . Extensive residential and infrastructural development has taken place in the surrounding lands

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Landscape and visulal impact assessment over the last number of years. The site is well serviced by public transport in the form of train and bus routes, and is in close walking proximity to a number of schools and public amenities. The landscape character is agricultural lands surrounded by residential developments. The main body of the site can be described as having a unique and distinctive attribute as it is categorised as GS1 Dry Calcareous and Neutral Grassland. These grassland areas are unique to the geographical area and are also found in the Burren, County Clare. The grassland is associated with low intensity agriculture and typically occurs on free-draining mineral soils of various depths refer to ecologist report for further information on GS1 Dry Calcareous and Neutral Grassland. In the eastern portion of the site a protected structure referred to as ‘The Old Schoolhouse’ is located (built in 1854). The building is in disrepair at present, but is an important landmark building to the area. The lands and building are open to views from the north bound Diswellstown Road fly over, and along the Porterstown Road. There are glimpse views of the top of the building from the northern boundary from Clonsilla Village. The southern boundary of the site runs parallel to the National Heritage Royal Canal. The towpath extends from Ashtown (Dublin) to Cloondara (Longford), covering 144km. Between the canal and the southern boundary the tree canopy and vegetation is mainly off site and growing on the downward sloping bank to the towpath. A large number of these trees have self-seeded. Dense vegetation associated with the Royal Canal and railway embankment screen views into the site from the Western Clonsilla Road. Along the Northern boundary, adjacent to The Village, the tree cover consists of an overgrown hawthorn hedge and several ash trees. While located within Lambourn Park along the same boundary, there is a line of large poplar trees. Internally within the site, there are large groups of blackthorn and brambles. (refer to arboriculture report) Photomontage views provide an evaluation of the sites visibility from different viewpoints in the surrounding area.

2.2 Landscape Planning Context

The subject landscape is located in the Eastern Development Area of South . Within the Fingal County Development Plan 2017 – 2023 there are a number of landscape objectives that apply to the subject lands. Fingal’s long term strategy for green infrastructure is to ‘Ensure that areas and networks of green infrastructure are identified, protected, enhanced, managed and created to provide a wide range of environmental, social and economic benefits to communities’. The Council has identified several key green infrastructure (GI) themes that pertain to this site and its environs directly. These are, biodiversity, parks, open space and recreation, sustainable water management, archaeological and architectural heritage and landscape. Objective GI07 & 08 are directly applicable to the approach taken for the subject lands, with GI21 ensuring that new developments address the protection of the core values set out by Fingal in a co-ordinated manner.

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Objective GI07; Ensure green infrastructure protection and provision promotes pedestrian access, cycling, and public transport in preference to the car, as appropriate. Objective GI08; Integrate the provision of green infrastructure with infrastructure provision and replacement, including walking and cycling routes, as appropriate, while protecting biodiversity and other landscape resources. Objective GI21; Require all new development to address the protection and provision of green infrastructure for the five GI themes set out in the Development Plan (Biodiversity, Parks, Open Space and Recreation, Sustainable Water Management, Archaeological and Architectural Heritage, and Landscape) in a coherent and integrated manner.

Objective Blanchardstown 18 in the County Development Plan is the proposal for the development of local area plans, which include the Porterstown Old School House. The aims stated for this local area plan are: • Development provided for within the Masterplan lands shall be to secure the preservation, conservation and redevelopment of the Old School House, a protected structure. Any new development will respect the integrity of the protected structure to be retained. • No residential or commercial unit shall be sold or occupied pending the full reinstatement of the protected structure to the satisfaction of the planning authority • Preserve the Old School House, a protected structure, and facilitate its rehabilitation into a suitable long term use that is integrated with the back lands adjacent to the Royal Canal and which provides public access, and links to the Royal Canal as a central design feature. • Facilitate a comprehensive re-development of this back land area which provides new pedestrian and cycle route connections to adjoining sites. • Provide for integration with the Royal Canal and with adjoining open space lands. • Provide for a recreation/ tourism hub at this location facilitating a linear public park in additional to tourism related uses, restaurants and craft shops to be scaled and designed in a sensitive manner to reflect the sensitive environment. • A key priority of the Masterplan shall be safeguarding the viability of the schoolhouse restoration (financially and otherwise). The objective for the protection of the Old School House is also addressed in the GI36 landscape theme ‘Ensure green infrastructure provision responds to and reflects landscape character including historic landscape character, conserving, enhancing and augmenting the existing landscapes and townscapes of Fingal which contribute to a distinctive sense of place’. The Clonsilla Local Area Plan also requires that ‘new development in the village optimise the Royal Canal, where appropriate and possible, as a local heritage resource and public amenity, while protecting its character and biodiversity as a waterway

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2.3 Landscape Character & Assessment

There are six landscape character types identified in the County Development Plan 2017 – 2023. The subject landscape is located within the river valleys and canal character type. The Royal Canal corridor is a valuable habitat for wildlife and is a proposed Natural Heritage Area’s. Along the canal are many bridges and other structures associated with canal life and are an integral part of the county’s heritage. This area is categorised as high value due to its visual and recreational qualities, and is zoned as high amenity and special amenity area designation due to the extensive tree belts, ecological value and biodiversity. The area is also classed as a highly sensitive character type and identified as such in the green infrastructure maps. The high amenity setting reflects the approach applied to the layout of the development, with the existing steep banks and mature woodland providing extensive screening. Even though the development is positioned on the high lying area the impact of long distant views are limited to the Eastern boundary. The additional importance of the Calcareous and Neutral grasslands, and the retention/ rejuvenation and re instatement of this grassland is relevant to the following objectives set out in the Landscape Character Assessment Objectives: NH 31: Ensure the preservation of the uniqueness of a landscape character type by having regard to the character, value and sensitivity of a landscape when determining a planning application. NH 32: Ensure development reflects and, where possible, reinforces the distinctiveness and sense of place of the landscape character types, including the retention of important features or characteristics, taking into account the various elements which contribute to their distinctiveness such as geology and landform, habitats, scenic quality, settlement pattern, historic heritage, local vernacular heritage, land-use and tranquillity.

2.4 Key Receptors

For a view to be impacted there needs to be a viewer. Views are experienced from locations such as residential areas, recognised routes and popular vantage points. Receptors are the viewers from these points and have been included in this assessment. The degree that a receptor experiences the impact will depend on a number of factors, including: • Receptor activity; leisure, recreation, sport, travelling or working • Receptor movement; static or moving and for how long are they exposed to change • The significance of the location • The extent of the route or area of change • Whether the receptor is exposed to the change daily, frequently, occasionally or rarely • Orientation of receptors, are views open or intermittent • Proportion of development that is exposed • Viewing direction and distance

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• Accessibility to viewpoint • Nature of change and nature & receptor

The value of a view can be determined by the following definitions;

High Nationally recognised view, no detracting elements. Medium Regionally or locally recognised view, (or unrecognised) pleasing and well composed with few detracting elements. Low Typical or poorly composed view often with numerous detracting elements.

The visual susceptibility of visual receptors can be classified as follows

High View is of primary importance and likely to notice even minor changes. Medium View is important but not the primary focus and tolerant of some change Low View is incidental or unimportant and tolerant of a high degree of change

2.4.1 Northern Receptors The residential estates (The Village & Lambourne Park) and Clonsilla Village form the northern boundary of the site. It is these buildings that will be most impacted by the changes arising from proposed development. The proposed greenway pedestrian and cycle paths shall also have an impact on these dwellings with an increase in pedestrian/cycle traffic. The view to the development site from these locations could be classified as medium, and the susceptibility to there being an impact from change is high. The retention of the existing dense mature tree line along Lambourne Park and additional planting of trees and mixed native hedgerow will minimise the visual impact post construction.

2.4.2 Eastern Receptors The Porterstown Road runs along the site frontage and eastern boundary, with clear views on to the railway line and the Royal Canal vegetative strip. This natural screening ensures reduced visual impact to west ward views. Views directly into the site from Porterstown Road facing the Old School House shall be significantly impacted. However this impact will not be negative as the protected structure is derelict at present, and will be renovated as part of the development. The Porterstown Road & Diswellstown Road shall have the greatest negative visual impact at the construction stage. The view to the development site from these locations could be classified as medium, and the susceptibility to there being an impact from change is high. The retention of the grasslands, and proposal of additional trees on the southern boundary shall emphasis and enhance the view into the Old School House.

2.4.3 Southern Receptors The Royal Canal and railway line form the southern boundary of the site is heavily surrounded by mature vegetation. The tow path and vegetation is in an over grown state, with access uninviting. The view to the development site from these locations could be classified as low, and the susceptibility to there being an impact from change is high. The dense embankment along the railway and the canal screen views into the site, with only glimpses of the site during the winter months and where gaps in vegetation have occurred naturally.

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2.4.4 Western Receptors The western boundary aligns with the rear of the residential development of Weavers Wood and Lambourne Park. The view to the development site from these locations could be classified as low, and the susceptibility to there being an impact from change is high. The existing mixed woodland and hedgerows screens views eastwards onto the development from both the tow path and the residential developments. This retained vegetation shall lower the visual impact of the development.

2.5 ‘Do Nothing’ Scenario

In the event of this scenario the site would continue to be left as it is currently for a period of time. Without proper management of the landscape it would go into further decline, as the existing scrub extends further into the grassland areas. The character of the landscape would continue to deteriorate as its ecological habitat (i.e. the calcareous grasslands) becomes lost to invasive and non - native species. The character of the wider landscape of the Royal Canal and its associated greenway would also be impacted by the loss of this distinct landscape type.

3 Characteristics of the Proposed Development

The proposed Built-to-Rent Residential development will consist of (i) the provision of a total of 221 no. residential apartments comprising (22 x 3-beds; 67 x 2-beds; 132 x 2-beds ) in 8 no. blocks (four/five to seven storeys in height); and, (ii) internal/external refurbishment and alterations to the existing protected structure (Former Clonsilla School - RPS No. 700) to allow for its change of use and conversion to provide a management office with ancillary community use for residents. The development includes 111 car parking space, ESB substation, bin storage areas, boundary treatments, greenway cycle Path, landscaping and all associated site works to facilitate the development.

All associated and ancillary site development, drainage, boundary treatment & infrastructural works, hard & soft landscape works including: • Road Infrastructure works o Provision for new greenway pedestrian and cycle paths along the northern boundary o New internal residential road network • Public open space • Waste water treatment • Car, Motorcycle & Bicycle Parking • Bin Storage • ESB Substation

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3.1 Potential impact of the proposed development

All development works have some potential for landscape character and visual impact. These potential impacts are significantly mitigated by the nature of the proposals, and compatibility with the existing landscape and its surrounding character: avoidance of interference with mature trees; minimise interference with boundary treatments; preservation of existing unique grasslands. Nevertheless, the scheme does have a potential impact on the surrounding landscape character and visual impacts.

The following potential visual effects, direct and indirect landscape effects, as well as the duration and nature of the effects arising from the proposed developments have been identified. Photomontages 1 – 9 in appendix 1, illustrate the proposed development from viewpoint locations within the area. A description of each photomontage is in included in section 4.2.

3.1.1 Effects at Construction

Effects arising from the process of construction are considered to be of similar nature to those arising from the decommissioning process and are therefore not considered separately. Generally construction effects will be temporary, short term effects which occur during the construction phase only. Areas experiencing visual effects during this phase vary considerably depending on the active construction phase.

The site entrance will be located on the Porterstown Road, with the initial works including the construction of the site compound, access road, and carpark. The site entrance is likely to effect the traffic on the Portstown Road, including heavy and light vehicles travelling to and from the development. The existing vegetative buffers along the north western and southern boundaries will provide a degree of screening between the site and the receptors, thus minimising the construction impact.

Landscape and visual effects during the construction stage will be experienced in the vicinity of the development site, from locations with views of the proposed development site and along the roads where construction traffic will travel. Existing intervening vegetation will partially screen the site clearance, earthworks, construction compound, construction works, and associated machinery will be visible form the northern and eastern boundaries, and the elevated viewpoint of the north bound Diswellstown Road. Due to the movements of construction staff and equipment, it may be more noticeable to a receptor in comparison to a relatively static site operation.

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The landscape and visual effects and their significance at construction phase will be temporary, adverse and range from minor to moderate in the wider study area, and moderate to major in the areas with close proximity of the proposed developments site boundaries.

3.1.2 Effects at Operation

Given the existing agricultural character of the site it is considered that the potential for landscape and visual impact during the operational stage is both permanent and moderate. The residual effects arising from the development following implementation and establishment of the proposed mitigation measures will result in: o Potential and residual effects of the development as a landscape resource and character, including the perceptual qualities of the landscape. o Potential and residual effects of the development on views and the visual amenity of the area, include the likelihood of the development to alter the composition of views in the surrounding area; and o Potential cumulative effects of the development in combination with other planned and proposed developments of similar scale upon the landscape and visual resource of the surrounding area. While the nature of the development is in line with the emerging needs of the area, the buildings will be visible from the adjoining areas, including residential, parts of the Royal canal, and the Porterstown & Diswellstown Road.

3.2 Avoidance, Remedial and Mitigation Measures

The purpose of the identified mitigation measures are to avoid, reduce and where possible offset any significant adverse direct or indirect effects on the environment arising from the proposed development. The principle mitigation for the proposed development is inherent in the design of its architecture, public realm and open space, which has evolved through an interactive process of assessment and consultation between the multi-disciplinary design team. The proposed mitigation measures have been developed through a landscape masterplan and with a Green Infrastructure Strategy in mind to ensure greater connectivity between all landscape elements in the surround area.

3.2.1 Avoidance Measures

o Retention and protection of existing mature woodland and greenways along the southern site boundary, and where possible on the northern boundary. Existing trees to be retained and protected during construction stage in accordance with recommendation form the Arboricultural Assessment.

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o Unsafe and trees to be removed to allow for development and installation of proposed greenway/ cycle path shall be removed under the direction of the arborist. o Avoidance of condense development and overshadowing by buildings on surrounding landscape features.

3.2.2 Reduction Measures

o Even distribution of development along the site, set back from the protected structure that is ‘The Old School House’, and the woodland boundary along the Royal Canal. o The proposed development will be fenced off during the construction phase to reduce the visual impact of the works. o Vehicles exiting the site during construction stage shall be subject to wheel wash facilities or road sweepers shall be used in order to maintain clean roads. o Any lighting used during construction process should be kept to a minimum, providing for site safety only, and shall be directed into the site and away from adjacent residential properties and roads. o Disturbance of existing vegetation will be minimised where possible. Proposed planting will help integrate the proposed development into the surrounding landscape, providing screening where needed, reflect vegetation patterns of local habitats, and minimise the effect on the landscape character of the area.

3.2.3 Remediation Measures

o Enhancement of site tree cover by introduction of additional tree and woodland planting. o Provide a permeable design by creating connections to other amenities, such as the Royal Canal and Clonsilla Village. o Landscape works to be carried out as per associated landscape layout. o Appropriate new native species to be used throughout the scheme o Landscape management and maintenance to be drawn up and approved by qualified professional. o Ensure that all ongoing landscape maintenance and debris cleaning is carried out during the operational period within the site: and o Ensure that ongoing maintenance and replacement of failing or failed plant material.

The review of photomontages allowed for the assessment of how effective the proposed mitigation will be in regard to residual landscape and visual effects arising from the development. Five landscape character typologies are incorporated within the design, each offering a distinct character, purpose and program. These character areas function as part of a site

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wide landscape framework, ensuring suitable screening, visual and aesthetic interest, recreation and integration of the proposed development to the surrounding environs. The five typologies are described in the landscape design report, included in this submission, and are the following o Royal Canal and Railway Embankment o Home zone o The Old School House o Calcareous Grasslands o Greenway

The aim of the proposed landscape mitigation measures is to minimise the visual effects on identified receptor within the study area, in particular residential receptors. The landscape mitigation aims to compliment the space by adding new landscape elements helping to integrate the proposed development into its existing environs over time. The overarching design intention is to propose open space designed to resemble the existing vegetation fabric of the site. These high value and unique grassland areas shall contain raised boardwalk pathways weaving through this distinct landscape, offering a contrast to the suburban grain that exists within the typical residential development.

4 Potential Residual Landscape and Visual Effects

With the completion of the construction works and the implementation of the proposed landscape mitigation measures, the development will become a long term feature of Clonsilla Village and the Royal Canal Greenway within Fingal. Effective execution and establishment of the proposed landscape mitigation/ green infrastructure will have a positive impact and help to ‘Soften’ landscape and visual effects associated with the proposed development considerably, particularly for residential areas located in close proximity to the proposed development. In the medium to long term, the perception of adverse landscape and visual effects will reduce in tandem with the maturing of the proposed planting.

4.1 Residual Landscape Effects

Long term residual landscape effects will arise from the change in landscape character from rural to suburban, and subsequent alterations to existing landscape patterns and vegetation of the site. The proposed development will alter significantly and permanently the landscape character within the proposed development and in available views particularly for the residential areas to the north of the site. Considering the level terrain of the main building area and the sloped banks to the Royal Canal that is the surrounding landscape, the landscape change will remain recognisable from locations adjacent to the site boundaries from the south and west. The change in landscape character will be prominent but not totally uncharacteristic when seen in conjunction with large areas of suburban landscape spread across the

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Blanchardstown and Porterstown areas adjacent or nearby the proposed development. Identified adverse landscape effects at close distance will reduce, in tandem with the maturing of the existing and proposed vegetation, helping to integrate the proposal into its environs. Landscape effects with further distance from the site. Intervening built structures will screen the proposed development from many locations within the wider study area. The change in landscape character will be experiences mainly from the elevated location to the north of the site, and from the Porterstown/ Diswellstown Road. The residual change in landscape effects will not vary greatly from the time when the development is completed due to the effects of distance. The greening of planting areas and the proposed planting will be barely noticeable in the distance as mainly the upper levels of the proposed development will be visible. Regardless, retained, and proposed vegetation will develop, mature and further integrate the proposed development in available views.

4.2 Viewpoints/ Photomontage Descriptions

8 No. Photomontages (Refer to Appendix 1) have been prepared to illustrate the visual & physical character of the proposed residential development within the surrounding landscape. All views have been taken from publicly accessible places where a visual impact can arise. The CGI’s have been prepared around the site to demonstrate the appearance of the buildings and proposed landscape. Description of visual impact is highlighted in the below table:

Photomontage 1 View from Porterstown Road Existing View The westerly view at the entrance to the site is obscured by overgrown vegetation and offers partial views to the ‘Old School House’ Proposed View The proposed view shows the new entrance into the site with reinstated grasslands on either side and proposed new entrance to greenway Impact (Construction) Moderate negative short term visual impact Impact (Operation) Imperceptible neutral long term visual impact

Photomontage 2 View from ‘The Village’ Estate, Porterstown Existing View The westerly view along the northern boundary from the neighbouring housing development is obscured by existing iron railing and dense mature vegetation Proposed View The view demonstrates the six storey block on the left, with the existing boundary railing retained and newly landscape woodland style planting incorporated into the scheme Impact (Construction) Moderate negative short term visual impact Impact (Operation) Imperceptible neutral long term visual impact

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Photomontage 3 View from ‘The Village’ Estate, Portertown Existing View The south-west view along the northern boundary from the neighbouring housing development is obscured by the boundary wall with Lambourne Park, and the existing railing and dense mature vegetation. Proposed View The proposed view demonstrates the six storey block, with the existing boundary wall and railing retained and newly landscape woodland style planting incorporated into the scheme Impact (Construction) Moderate negative short term visual impact Impact (Operation) Imperceptible neutral long term visual impact

Photomontage 4 View from the Tow Path Royal Canal Way Existing View This view is along the western area of the tow path below Lambourn Park. Views from the tow path in an easterly direction are obscured by the dense vegetation and added effect of the upward incline for the canal embankment Proposed View The proposed view demonstrates the six storey block, with the existing vegetation being retained. The vegetation and natural topography of the embankment screens the development with minor glimpses of eth higher element of the buildings. Impact (Construction) Moderate negative short term visual impact Impact (Operation) Imperceptible neutral long term visual impact

Photomontage 5 View from the Tow Path Royal Canal Way Existing View The view is along the western boundary at the edge of the site. Views from this section of the canal are obscured by the dense vegetation on the embankment Proposed View The site building adjacent to this section is outlined in red, and is screened by the canal side vegetation. Impact (Construction) Moderate negative short term visual impact Impact (Operation) Imperceptible neutral long term visual impact

Photomontage 6 View from Lambourne Park Existing View The view south easterly along the northern boundary from the neighbouring housing development is obscured by dense mature vegetation Proposed View The proposed view shows the six storey blocks with landscaped woodland strip between the two boundaries. Impact (Construction) Moderate negative short term visual impact Impact (Operation) Imperceptible neutral long term visual impact

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Photomontage 7 View from Porterstown Road Existing View The north west view towards the site over the railway line is obscured by trees and the embankment vegetation, and offers partial views to the ‘Old School House’ Proposed View The higher elements of the development are visible along the top edges of the railway and canal embankment vegetation Impact (Construction) Imperceptible neutral short term visual impact Impact (Operation) Imperceptible neutral long term visual impact

5 Conclusion

The predicted negative impacts of this development shall primarily occur at construction phase, when the lands will be transformed from a greenfield site into a residential areas. The existing residential developments to the north, and the sites proximity to Clonsilla village and Blanardstown provides a context for the positioning of this development into the existing landscape. The green fields to the south, across the canal are zoned residential and open space, and this will happen over time. The existing vegetation along the canal and embankment provide effective screening , and therefore the negative visual impacts are restricted to the residential areas to the north. The mitigating factors, including the retention of trees and hedgerow, and the additional landscape works being provided north of the proposed greenway, shall positively impact the landscape character of Clonsilla and the surrounding connecting areas. It is considered the proposed development is in accordance with Fingal County Councils development plan objectives, specifically in relation to ‘Green Infrastructure’.

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Appendix 1 Photomontages

Proposed photomontage locations for 9 views

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View 1 - Existing from Porterstown Road.

View 1 - Proposed from Porterstown Road.

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View 2 - Existing view from ‘The Village’ Estate, Porterstown.

View 2 - Proposed view from ‘The Village’ Estate, Porterstown.

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View 3 - Existing view from ‘The Village’ Estate, Porterstown.

View 3 - Proposed view from ‘The Village’ Estate, Porterstown.

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View 4 - Existing view from the Tow Path Royal Canal Way.

View 4 - Proposed view from the Tow Path Royal Canal Way.

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View 5 - Existing view from the Tow Path Royal Canal Way.

View 5 - Proposed view from the Tow Path Royal Canal Way.

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View 6 - Existing view from Lambourne Park.

View 6 - Proposed view from Lambourne Park.

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View 7 - Existing view from Porterstown Road.

View 7 - Proposed view from Porterstown Road.

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