Environmental Impact Assessment Report (Eiar)

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ENVIRONMENTAL IMPACT ASSESSMENT REPORT (EIAR)

PROPOSED STRATEGIC HOUSING DEVELOPMENT AT BOHERBOY, SAGGART, CO. DUBLIN

Prepared by Delphi Planning

On behalf of the Applicants:

Kelland Homes Ltd

And

Durkan Estates Ireland Ltd

July 2019

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TABLE OF CONTENTS:

NON-TECHNICAL SUMMARY

PART A INTRODUCTION AND BACKGROUND

1.0 INTRODUCTION 1.1. Purpose of Report 1.2. Definition of EIA and EIAR 1.3. EIA Legislation 1.4. EIA Guidelines 1.5. Screening – Requirement for an EIA 1.6. Scoping 1.7. Purpose of the EIAR 1.8. Objectives of this EIAR 1.9. Structure Methodology 1.10. Project Team

2.0 PLANNING POLICY CONTEXT 2.1 Introduction 2.2 National Context 2.3 Regional Context 2.4 Local Context 2.5 Appropriate Assessment Screening Report 2.6 Conclusion

3.0 DESCRIPTION OF PROJECT AND ALTERNATIVES 3.1 Introduction 3.2 Site Context 3.3 Proposed Development 3.4 Site and Development Works 3.5 Project Life-Cycle 3.6 Adjoining Development 3.7 Construction 3.8 Alternatives Examined

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PART B EFFECTS ON THE ENVIRONMENT

4.0 POPULATION AND HUMAN HEALTH 4.1 Introduction 4.2 Assessment Methodology 4.3 Receiving Environment 4.4 Characteristics of Proposed Development 4.5 Construction Impacts, Mitigation and Monitoring Measures 4.6 Operational Impacts, Mitigation and Monitoring Measures 4.7 Residual Impacts 4.8 ‘Do Nothing’ Scenario 4.9 Reference List

5.0 BIODIVERSTY / SPECIES AND HABITATS 5.1 Background of Ecological Consultants 5.2. Introduction 5.3 Legislation and policy context 5.4 Methodology 5.5 Baseline Environment 5.6 Impact assessment 5.7 Mitigation 5.8 References

6.0 LAND, SOIL & GEOLOGY 6.1 Introduction 6.2 Methodology 6.3 Receiving Environment 6.4 Characteristics of the Proposed Development 6.5 Potential Impacts 6.6 Potential Cumulative Impacts 6.7 Mitigation Measures 6.8 Predicted Impacts 6.9 “Do Nothing” Scenario 6.10 Worst Case Scenario 6.11 Monitoring & Reinstatement 6.12 Difficulties in Compiling Information 6.13 References

7.0 WATER 7.1 Introduction 7.2 Methodology 7.3 Receiving Environment 7.4 Characteristics of the Proposed Development 7.5 Potential Impacts 7.6 Potential Cumulative Impacts 7.7 Mitigation Measures

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Environmental Impact Assessment Report, Boherboy, Saggart, Co. Dublin. ______7.8 Predicted Impacts 7.9 “Do Nothing” Scenario 7.10 Worst Case Scenario 7.11 Monitoring and Reinstatement 7.12 Difficulties in Compiling Information 7.13 References

8.0 AIR QUALITY 8.1 Introduction 8.2 Air Quality Legislation, Policy and Guidance 8.3 Dublin Regional Air Quality Management Plan 8.4 Planning Policy 8.5 Assessment Guidance 8.6 Assessment Methodology 8.7 Receiving Environment 8.8 Construction Impacts, Mitigation and Monitoring Measures 8.9 Construction Phase Mitigation and Monitoring 8.10 Operational Impacts, Mitigation and Monitoring Measures 8.11 Predicted Impacts 8.12 Residual Impacts

9.0 NOISE 9.1 Introduction and Background 9.2 Methodology 9.3 Baseline Conditions 9.4 Methodology and Assessment Methodology 9.5 Potential Significant Impacts 9.6 Operational Effects - Off-Site Traffic 9.7 Mitigation and Residual Effects 9.8 Conclusion

10.0 CLIMATE / SUSTAINABILITY APPRAISAL REPORT 10.1 Introduction 10.2 Policy and Strategic Context 10.3 Energy Consumption, Reduction of Carbon Dioxide Emissions, and Reduction of Pollution Assessment Methodology 10.4 Potable Water Consumption, Flood-risk and Management of Surface Water Run-off 10.5 Waste Reduction and Materials Selection 10.6 Maintenance of Biodiversity and Ecology 10.7 Effective Use of Land, Existing Infrastructure and Transport Links 10.8 Heritage, Community, and Occupant Health and Well-being 10.9 Summary

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11.0 MATERIAL ASSETS: BUILT SERVICES 11.1 Introduction 11.2 Assessment Methodology 11.3 Receiving Environment 11.4 Characteristics of Proposed Development 11.5 Potential Impacts 11.6 Potential Cumulative Impacts 11.7 Mitigation Measures 11.8 Predicted Impacts 11.9 ‘’Do Nothing’’ Scenario 11.10 Worst Case Scenario 11.11 Monitoring and Reinstatement 11.12 Difficulties in Compiling Information 11.13 Reference List

12.0 MATERIAL ASSETS: TRANSPORTATION 12.1 Introduction 12.2 Methodology 12.3 Receiving Environment 12.4 Characteristics of the Proposal 12.5 Potential Impact of the Proposal 12.6 ‘‘Do Nothing’’ Scenario 12.7 Remedial or Reductive Measures 12.8 Predicted Impact of the Proposal 12.9 Remedial or Reductive Measures 12.10 Monitoring 12.11 Reinstatement

13.0 MATERIAL ASSETS: RESOURCE AND WASTE MANAGEMENT 13.1 Introduction 13.2 Assessment Methodology 13.3 Receiving Environment 13.4 Characteristics of the Proposed Development 13.5 Construction Impacts, Mitigation and Monitoring Measures 13.6 Operational Impacts, Mitigation and Monitoring Measures 13.7 Residual Impacts 13.8 ‘Do Nothing’ Scenario 13.9 Reference List

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14.0 CULTURAL HERITAGE 14.1 Introduction 14.2 Assessment Methodology 14.3 The Receiving Environment 14.4 General Archaeological and Historical Summary 14.5 Previous Archaeological Assessments 14.6 Architectural Record 14.7 Archaeological Testing 14.8 Impact on the Cultural Heritage Landscape 14.9 Impact on the Cultural Heritage Landscape 14.10 Conclusion

15.0 THE LANDSCAPE 15.1 Introduction 15.2 Methodology Used & Desèiption of the Receiving Environment 15.3 Existing visual Character 15.4 Landscape Type – Characteristics of the Proposed Development 15.5 Analysis 15.6 Predicted Visual Impact of the Proposed Development 15.7 Visual Impact Assessment Viewpoints 15.8 Mitigation of Visual Impacts 15.9 Interactions and Cumulative Impacts 15.10 Executive Summary 15.11 References

16.0 IDENTIFICATION OF SIGNIFICANT IMPACTS/ INTERACTIONS 16.1 Identification of Significant Effects 16.2 Summary of Interaction of Impacts 16.3 Other Impacts 16.4 Residual Impacts and Cumulative Impacts 16.5 Environmental Commitments and Mitigation Measures 16.6 Conclusion

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NON-TECHNICAL SUMMARY

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NON-TECHNICAL SUMMARY (NTS)

This Environmental Impact Assessment Report (EIAR) (formerly Environmental Impact Statement) has been prepared in association with the submission of a Strategic Housing Development (SHD) planning application by Kelland Homes Ltd and Durkan Estates Ireland Ltd to An Bord Pleanála for a proposed development at Boherboy, Saggart, Co. Dublin.

The project being considered in this EIAR is a proposed residential development of 609 no. dwellings and a crèche, on a site area of c. 17.6Ha, on lands adjacent to the developing areas of Saggart, Citywest, Fortunestown and Boherboy in west County Dublin subject to the Fortunestown Local Area Plan 2012 (LAP).

The Fortunestown LAP 2012, which is in accordance with national, regional and local policy documents, sets out a plan to guide the future development of the surrounding lands, providing for residential, educational, commercial and community uses. Its compliance with these planning policy sources indicates the appropriateness of the current proposal from a proper planning and sustainable development perspective.

In preparing and approving the LAP, a Strategic Environmental Assessment (SEA) and Appropriate Assessment Screening Report were undertaken. These assessments considered the likely environmental effects of implementing the proposals in the LAP, including the residential development on the subject site.

Proposed Development

This project relates to a proposed mixed-use / residential development and the development to which this application relates is described as follows:

Kelland Homes Ltd and Durkan Estates Ireland Ltd intend to apply to An Bord Pleanála for permission for a strategic housing development at a site at Boherboy, Saggart, County Dublin. To the immediate north of the site is the Carrigmore residential estate, to the west are agricultural lands and a single dwelling, to the east is the Corbally residential estate while to the south is the Boherboy Road. The proposed application represents the development of the entire Boherboy Neighbourhood as identified within the Fortunestown Local Area Plan (2012). The proposed development consists of two adjoining sites to be developed by: (a) Durkan Estates Ireland Ltd. for 279 no. dwellings on the western side and (b) Kelland Homes Ltd. for 330 no. dwellings and a crèche on the eastern side. The development will consist of 609 no. dwellings, comprised of 267 no. 3 & 4 bed, 2 storey detached, semi-detached & terraced houses, 158 no. 1, 2 & 3 bed duplex units in 16 no. 2 & 3 storey blocks, and 184 no. 1, 2 & 3 bed apartments in 6 no. 4-5 storey blocks, and a 2 storey crèche (506m²). Access to the development will by via two no. vehicular access points from the Boherboy Road, along with the provision of a roadside footpath along the front of the site at the Boherboy Road continuing eastwards to the junction with the N81 Blessington Road. The proposed development also provides for pedestrian and cyclist connectivity to the adjoining District Park to the north-east.

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The proposed development includes all associated site development works, public open spaces, including alongside the Corbally Stream, which will accommodate the provision of pedestrian / cyclist links to the District Park to the north-east, hard and soft landscaping, surface car parking, bicycle parking, bin storage, public lighting, ESB sub-stations. Surface water will be attenuated within the site, with outfall to existing watercourses, with foul sewer connected to a proposed new pumping station located at the northern end of the site, on an overall application site area of 17.87ha. In accordance with the Fortunestown Local Area Plan (2012) an area of approx. 1.28ha is reserved for a school site.

It is envisaged that the construction of the scheme will take approximately 3.5 – 4 years to complete. An Outline Construction Management Plan (CMP) has been prepared and is included with the planning application documentation. Prior to commencement, this will be updated and a detailed CMP prepared by the appointed contractor(s).

Population and Human Health

This Chapter, prepared by Delphi Planning, relates primarily to ‘Human Beings’- the potential impacts on people arising from the proposed development. Impacts on Human Health relating to noise, air quality, visual amenity, traffic etc. (including risks of major accidents / disasters) are considered in other Chapters of this EIAR. The study area, defined by the Fortunestown LAP study area, is bounded to the north by the Naas Road (N7), to the east by the Outer Ring Road (R136), to the south by the Boherboy and Blessington Road (N81) and to the west by Saggart Village. This area is an emerging outer suburb that includes lands at Fortunestown, Citywest, Saggart, Kingswood, Cheeverstown and Boherboy. The current population of the study area is 30,219 persons (Source Census 2016). It is envisaged that the overall population of the proposed development will be c. 1,900 people, based on the average number of persons per household for the Study Area in 2016 being 3.2 persons (Source Census 2016).

In the context of the overall economy of the area, the impact of the project in terms of employment (direct and indirect) will be positive.

In terms of the operational phase, the impact on land use is considered to be moderate, permeant and positive. Similarly, the impact on the community and outdoor facilities as a whole will be moderate and positive.

Mitigation:

Overall, subject to adherence to best practice and implementation of appropriate mitigation measures detailed in this EIAR, the overall temporary impacts associated with the construction phase (noise, dust, visual, traffic disruption) are considered to represent a slight / moderate negative impact for the population. In order to avoid and / or reduce impacts on the adjoining residents, a CMP will be put in place prior to the commencement of development.

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Biodiversity / Species and Habitats

This document was prepared by Dr.. Mary Tubridy BA Mod (Botany) M.Sc (Spatial Planning) PhD (Ecology), MCIIEM, MIPI, to assist South Dublin Co. Co. to assess the Ecological Impact of a housing development in Boherboy. The AA (Screening and NIS) examined the impact of the proposed development on related Natura sites, annexed habitats and bats, otter and crayfish. This report provides an assessment of the impact of the proposed development on non-annexed habitats and species; grasslands, hedgerows, freshwater ecology, flora, birds and badger population. It has regard for the latest guidelines from the Dept of Planning, Housing and Local Government on Environmental Impact Assessment.

The development involves the construction of 609 residential units, public green space (16%), and associated roads in a green field site off the Boherboy Road. A buffer will be provided between the Corbally Stream and houses and land has been reserved for a new school.

Biodiversity features of interest at the site include the Corbally Stream, a tributary of the Camac, and hedgerows which border this stream. While the stream provides a habitat for common species confined to freshwaters quality assessments revealed it is moderately polluted. Neither is it a good habitat for fish. Of local interest at the site is the presence of several plant species, holly, hazel, gorse and oxlip in the hedgerows. The fields at the site support improved agricultural grassland a habitat of low biodiversity value which is common in the locality. There were no signs of barn own in the farm outbuildings. Fieldwork carried out at the site confirmed that no rare nor protected plant or animal species now use the site. The invasive species snowberry is present in the hedgerow bounding the Boherboy road.

Current management is not sympathetic to biodiversity and in the absence of development its value will decline due to winter cattle grazing and inappropriate ditch and hedgerow management practices.

The development has the potential to have a moderate short-term negative impact on local biodiversity due to the risk of silt and pollutants reaching the Corbally Stream during the construction phase. Once occupied there will be on-going disturbance to local wildlife.

Mitigation:

To mitigate for the loss of some hedgerows, disturbance to local wildlife and lessen the risk of silt and pollutants reaching the stream a number of measures are recommended. They relate to the timing of works, the installation of barriers to protect remaining hedgerows and the use of landscaping practices which benefit biodiversity. If these become incorporated in the development plan no significant impacts will occur to local biodiversity.

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Land, Soil and Geology

This chapter was prepared by Roger Mullarkey & Associates Consulting Engineers. This chapter states provides details on the existing geology and hydrogeology. A topographical survey was carried out on the site and indicates that the lands slopes sharply downwards from the South end of the site towards the North. The existing ground level gradients range from 1/7 to 1/30 generally. There is an approximate drop in level of 38m from the highest portion (SW) of the site to the lowest point (NW).

The GSI publications and mapping indicate that the estate and surrounding area is underlain primarily by glacial till derived from Sandstone and Shale, and that glacial till derived from Limestone are present to the north of the site and rock outcrops or is very near to the surface to the north and north west of the site, coinciding with areas of extreme groundwater vulnerability and the locations of historic quarries on the historic mapping.

The site investigation report prepared by Ground Investigations Ltd based on their excavations described the soils as Topsoil, Cohesive Deposits and Granular Deposits. The Topsoil was encountered in the majority of exploratory holes and was present to a maximum depth of 0.3m BGL. The Cohesive deposits were encountered beneath the Topsoil and were quite variable, described typically as brown, grey brown or occasionally as black slightly sandy slightly gravelly CLAY, slightly gravelly sandy CLAY/SILT, Laminated sandy SILT and sandy gravelly slightly organic CLAY.

The Granular deposits encountered in the trial pits were typically described as brown or dark grey gravelly fine to coarse SAND and clayey sandy sub angular to sub rounded fine to coarse GRAVEL. These deposits had occasional cobble and rare boulder content where noted on the trial pit logs.

The bedrock is determined from the geological Survey of Ireland website dataset (www.gsi.ie) is noted as being underlain by coarse greywacke & shale of the Pollaphuca Formation. GSI mapping indicates that the bedrock underlying the site (Pollaphuca Formation) is classified as a Poor Aquifer (P) - bedrock which is generally unproductive except only in local zones. The aquifer vulnerability for the area ranges from Low to Extreme. At the site location, the area is classified as having a Low Vulnerability.

The proposed development will include surface water attenuation measures and underground geocellular/StormTech type tanks.

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The main construction activities impacting the soils and geology as follows; . Removal of top soil and storing on site in mounds and sub soil excavation to allow the building of foundations, roads and services. . The attenuation tanks will require significant excavation of sub-soil and temporary storing of the removed top soil. . There are no basements proposed in this development

The construction phase will require the removal of top soil and storing on site in mounds for reuse. It is estimated that approximately 30,000m3 of top soil will be disturbed during the construction phase with c. 20,000m3 to be reused and the remainder to be removed to a licenced facility. Sub-soil excavation will be required to allow the construction of the roads, building foundations, drainage and ancillary services. It is estimated that the sub-soil volume to be excavated and removed is approximately 67,000m3. The attenuation tanks will require significant excavation of sub-soil and temporary storing of the removed top soil for reuse in the detention basins. It is estimated that approximately 6,000m3 of sub-soil will be excavated and removed from the site for construction of the attenuation tanks. There will be stockpiling for reuse of topsoil in gardens and landscape areas and surplus to be removed to a licenced facility. Exposure of sub soil will be temporary. There is likely impact on subsoil exposed due to vehicle tracking, weathering and rainfall but the impact will be short term and slight in nature.

Mitigation:

A Project Construction Management Plan (PCMP) is prepared and included in the application which sets out a range of mitigating measures. The road levels have been designed to follow as closely as possible the existing contours of the site with the design principle of a balanced cut and fill earthworks landscaping of the development will restore the removed topsoil layer where not covered by development hard covering. The impacts of the removal of the soil are deemed to be short termed and moderate in the construction phase. The removal of hedgerows to facilitate the development is minimised in this project due to the retention of the boundary conditions and most of the internal spine of hedgerow. There will be a moderate impact to the hedgerows to facilitate the construction of roads therefore the impact is deemed to be moderate and long term but localised. There will be a minimal impact on the groundwater as there is relatively little removal of hedgerows proposed in this development. The operational phase of the development will have little or no impact on the soils geology for the lands. The silt/clay cohesive sub soil across the site does not allow for easy infiltration of surface water to the water table. There are several aspects to the Sustainable Urban Drainage Systems (SuDS) design features included in the development that direct surface water runoff to filtration facilities but each of these elements has an overflow feature to direct flows into the main drainage system where infiltration is possible. There is a moderate risk of

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Water

Chapter 7 the EIAR was drafted by Roger Mullarkey & Associates Consulting Engineers and relates to the natural freshwater streams and the groundwater. This chapter assesses and evaluates the potential impact the proposed development will have on the freshwater streams and ground water during both the construction and operational phases. Interaction between surface water, foul water and water supply are also addressed.

A Site-Specific Flood Risk Assessment (SSFRA) has been completed by Kilgallen & Partners Consulting Engineers

The Corbally Stream bounds the subject site along the east and northern boundaries. This stream is a tributary of the Camac River. There are local field ditches on the subject site that drain into this stream along the northern boundary.

A Site-Specific Flood Risk Assessment (SSFRA) was carried out by Kilgallen & Partners Consulting Engineers and forms part of the overall application under a separate document. The SSFRA determined that most of the subject site is within Flood Zone C (low risk), however, there are portions of the site along the Corbally Stream that are in Flood Zones A & B. The SSFRA identifies the mitigation measures of raising floor and road levels above the predicted 100year + climate change storm event flood levels. The conclusion of the SSFRA was that the application was subject to and passed the Development Management Justification Test as required under the OPW’s The Planning System and Flood Risk Management 2009 (the Guidelines) and that the proposed site is suitable for development.

In agreement with SDCC Drainage Department it is proposed to outfall the surface water from the proposed development into this stream along the northern boundary of the subject site.

A review of the GSI data base reveals that the vast majority of the subject site’s local aquifer is classified as Pl - Poor Aquifer Bedrock which is generally Unproductive except for local zones. Also the northern section of the lands has the groundwater classification of LI - Locally Important Aquifer - Bedrock which is Moderately Productive only in Local Zones.

The proposed development will include surface water attenuation measures and underground geocellular/StormTech type tanks as well as a below ground wastewater pumping station.

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In accordance with best practice, appropriate SuDS features included in this development which include the following elements;

. Filter drains to the rear of the housing . Permeable paving to all private parking areas . Rainwater butts (200l) to the rear downpipes of the houses . Green roofs on the Apartment buildings . Filter Swales adjacent to roadways where feasible . Silt-trap/catchpit manholes . Hydrobrake flow controls limited to an overall Qbar greenfield rate (66.3l/s) . Petrol interceptors

In order to construct the development, significant amounts of the top-soil will be removed and stored on the site for future use. When the top soil has been removed the sub soil layers will be exposed to weathering and there is a potential for erosion of this layer from the inevitable rainfall and runoff.

Runoff from the development’s construction stage can cause silt from the exposed sub-soil be washed downstream. Similarly, there is a risk that site contaminants from cement/concrete be washed downstream also. There is a possibility that fuel leaks/spills could be washed downstream also. Therefore, there is an increased risk of contamination to the receiving watercourses and groundwater.

Mitigation:

However, a series of mitigation measures are set out for the construction stage of the project the implementation of same will minimise the impact on the Hydrology and Water Services in the area of the proposed development during the construction phase. The development manager/contractor must generate a Site Specific Construction & Environmental Management Plan and the stated construction stage mitigation measures are to be included in that plan and be implemented in full. In the absence of the proposed mitigation measures, this activity would have a slight, adverse, temporary, residual impact on receiving watercourses.

Moderate negative impacts for the construction phase will be for a short-term duration only but provided that the mitigation measures are implemented, the proposed development will not have any significant adverse long-term impact.

It is not anticipated that there will be any long-term impacts on the hydrology or water services during the operational phase of the development. Any residual risk will emanate from contamination of surface water infiltrating to the subsoil via the SuDS features incorporated within the scheme. Given that the SuDS Treatment Train approach has been applied in the design process and the total surface water outfall is limited to the pre-development greenfield rate, there are no predicted impacts arising from the operational phase once the operational mitigation measures are implemented in full.

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Air Quality

Chapter 8 “Air Quality” has been prepared by SLR Consulting Ltd, who undertook an Air Quality Assessment as part of the EIAR for the proposed residential development. The assessment describes the scope, relevant legislation, assessment methodology and the baseline conditions currently existing in the area. It then presents the potential impacts of the development and an evaluation of the significance of the effects.

There are ‘human receptors’ within 350m of the Site but no ecological habitat sites with statutory protection within 50m of the Site boundary or within 50m of the Site entrance. Therefore, an assessment of construction dust impact on ecological receptors can be screened out from this assessment but an assessment of construction dust impact on human receptors is required. The most significant potential source of dust emissions during construction would be the earthworks and construction activities. Dust is potentially generated by the action of heavy vehicles (e.g. bulldozer, front-end loader, hydraulic excavator, and dump trucks), as well as by the movement of the vehicles on potentially dusty surfaces. Handling and storage of construction materials (aggregates/hard core), haulage across unsurfaced areas are also potential sources of dust generation. Predicted traffic flows as a result of the proposed development have been provided by Pinnacle Consulting Engineers (the Highways and Transport Consultants for the scheme). The increases in vehicle movements as a result of the development, once occupied, is more than 1000 AADT to the west of the site access on Boherboy Road, and to the east of the site access on Boherboy Road and N81 east, and as such a DMRB local air quality assessment has been completed to quantify potential impacts at receptor locations.

The predictions of NO2 impact at receptor locations are set out in the EIAR with the magnitude of change ranges from imperceptible to small. On the basis of the NRA guidelines, the impact on annual mean NO2 exposure can be described as ‘negligible’ at all receptors.

Mitigation: With the effective implementation of the defined best practice dust mitigation measures the residual impacts for the construction phase are considered ‘not significant’. The potential residual impacts would be short-term (i.e. for the duration of the construction phase only) and local in extent. For the operational phase, the impact on local air quality as a result of exhaust emissions from development traffic is predicted to be ‘negligible’ and not exceed the Limit Values set in the Air Quality Standards Regulations. As such, specific mitigation and monitoring is not considered to be required and residual impacts are considered to be negligible.

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Noise

Chapter 9 of the EIAR provides an assessment of the likely noise and vibration impacts associated with the proposed development, and has been undertaken by SLR Consulting Ltd.

To determine the baseline noise environment at the Site a noise survey was undertaken on the 8th May 2018. Noise levels were measured at two locations during the survey:

. Monitoring Location 1: At the southern boundary of the site adjacent to Mill road with the N81 beyond. . Monitoring Location 2: At the northern boundary of the site adjacent to Ascail Na Carraige Moire.

At construction stage, the assessment finds that it is inevitable with any project of this nature that some disturbance would be caused to those living and working nearby during the works should appropriate mitigation not be employed. However, disruption due to construction is a localised phenomenon and is temporary and intermittent in nature. The assessment assumes three phases of construction: . Phase 1 - Site Clearance and enabling works . Phase 2 – Piling, Bulk Excavation and Substructure Works . Phase 3 – Superstructure Works i.e. the erection of buildings

During phases 1 and 2, it has been assumed that most of the plant will be operating at ground level. During phase 3, superstructure works, some plant will be operating at increased heights. . During Phase 1, the Threshold Value is exceeded at four of the receptors with at worst, a moderate impact identified. . During Phase 2 the Threshold Value is exceeded at four of the receptors with at worst, a major impact identified. . During Phase 3, the Threshold Value is exceeded at all five of the receptors with a major impact identified at four, and a minor impact is identified at Lochanna Theach Sagard.

For the construction phase, mitigation measures that may be implemented to reduce construction noise levels are set out in Appendix A. Experience from other sites has shown that by implementing the measures detailed typical noise levels from construction works can be reduced by 5dB(A) or more. Should such a decibel reduction be achieved at the site, the noise limit would be met at all the receptors assessed during Phases 1, 2 and 3 the worst impact would be minor, except at Arda Vershoyle during Phase 3 when the impact would be moderate. As the Threshold Values are still slightly exceeded, whilst it is not anticipated that continuous monitoring would be required, at the request of the Council the applicant would undertake attended short term monitoring at nearby noise sensitive receptors to validate the predicted construction noise levels in the EIAR. It is anticipated that short term monitoring may be completed on a minimum of three occasions to coincide with the beginning of Phases 2 and 3 of construction. If the limit is exceeded, SLR would recommend that further provision is made for additional monitoring.

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In conclusion, Chapter 9 has considered the potential for the proposed development to impact upon the noise environment near the application site, and the potential noise impacts of both the construction and operation of the proposed development. The construction noise assessment was undertaken in conjunction with BS5228:2009+A1:2014 and has shown that:

. With the implementation of suitable mitigation measures, the predicted noise levels from worst-case construction operations are below the threshold values at all the nearest noise-sensitive receptors during Phase 1; . During Phases 2 and 3 at four of the five receptor locations the impact would be minor, and at the fifth location, Arda Vershoyle, the impact would also be minor, except during Phase 3 when the impact would be moderate. . Based on the above, the noise levels generated by construction operations are not expected to be significant.

The operational noise assessment was undertaken in conjunction with BS8233:2014 and has shown that:

. the predicted ambient external daytime noise level is equal to or below 50dB(A) in most external amenity areas. In these areas there would be no impact. In the external areas fronting Mill Road the impact is at worst major (shown orange), but as the rear gardens to the effected plots are predicted to experience an ambient noise level of equal to or below 50dB(A) (no impact), it is anticipated that no mitigation would be required.

. The predicted ambient internal daytime and night-time noise levels exceed the required limit at a limited number of facades fronting Mill Road. At the effected facades the decibel reduction required by the glazing has been provided, and with this glazing installed there would be no impact.

The off-Site Traffic Assessment has shown that the predicted BNL of off-site traffic will, in the short-term, have a minor impact on each of the links assessed.

Mitigation:

Construction Phase: Mitigation measures that may be implemented to reduce construction noise levels are set out in Appendix A of Chapter 9. Experience from other sites has shown that by implementing the measures detailed typical noise levels from construction works can be reduced by 5dB(A) or more. Should such a decibel reduction be achieved at the site, the noise limit would be met at all the receptors assessed during Phase 1, and during Phases 2a, 2b and 3 the worst impact would be minor, except at Arda Vershoyle during Phase 3 when the impact would be moderate.

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As the Threshold Values are still slightly exceeded, whilst it is not anticipated that continuous monitoring would be required, at the request of the Council the applicant would undertake attended short term monitoring at nearby noise sensitive receptors to validate the predicted construction noise levels set out in Table 9.17 of Chapter 9 of this EIAR. It is anticipated that short term monitoring may be completed on a minimum of three occasions to coincide with the beginning of Phases 2a, 2b, and 3 of construction. If the limit is exceeded, SLR would recommend that further provision is made for additional monitoring.

Mitigation:

Operational Phase: To achieve all the internal noise limits a partially open window will not be sufficient. A closed window is required at a small number of facades. Windows do not reduce noise equally across the entire frequency spectrum, so the frequency content of the sound will influence the overall sound reduction performance of a given window and by extension, the resulting noise levels within the receiving room. However, many glazing manufacturers test their products under laboratory conditions using a typical road traffic noise frequency spectrum source. The resultant measured noise attenuation, in dB, gives a very useful guide to in-situ sound reduction performance of the window for situations where road traffic noise dominates. This performance index is known as the RTRA, and the sound reduction requirement set out should be considered as an RTRA noise level. From an analysis of the data it has been determined that the highest glazing specification is required to meet the daytime limit of 35dB(A) at both ground floor and first floor level. The decibel reduction required by the glazing at each façade can be seen on Figure 9.8 (for ground floor) and Figure 9.9 (for first floor). With this glazing installed there would be no impact.

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Climate / Sustainability Appraisal Report

SLR Consulting Ltd prepared Chapter 10 of the EIAR by undertaking a Sustainability and Climate Change Assessment as part of the EIAR for the proposed development. The assessment describes the scope, relevant legislation, assessment methodology and the baseline conditions currently existing in the area. It then presents the potential impacts of the scheme and an evaluation of the significance of the effects. Following review of the available technical reports, it is considered that the proposed development at Boherboy is taking appropriate measures to minimise the impact of the development on climate change, to improve energy efficiency, reduce demand on resources and provide a pleasant community designed to improve the health, well-being and enjoyment of the future occupants. Energy demand will be reduced following the best practice hierarchy of ‘Be Clean, Be Lean, Be Green’, minimising energy demand in the first instance through fabric and design-led architectural measures, then ensuring that the Part L standards for low and zero carbon energy generation are met. Demand for potable water use will be minimised by the specification of efficient fixtures and fittings, and the specification of landscaping that can survive on precipitation alone, with no requirement for additional watering. The site is predominantly in an area of low flood risk from all sources, and measures will be taken to mitigate the potential impact of flooding at the northern boundary of the site, creating additional flood compensation storage and ensuring that all residences are outside the 1 in 1,000 year flood zone. A sustainable drainage scheme has been proposed that will reduce outflows from the site to their pre-development greenfield rate. The proposed development has been designed to create a strong sense of community and provide safe and pleasant motor-vehicle free dedicated pedestrian and cyclist routes, minimising reliance on private vehicles. Access to public transport is good, particularly benefiting from the proximity of the LUAS station to the north. Land-use of the development is efficient, minimising the land-take for impermeable hard-standing and permitting additional homes and amenity space to be created with the area. An Appropriate Assessment screening process has been undertaken and has concluded that the proposed development will not have significant negative impacts on any Qualifying Interest Feature of any Natura 2000 wildlife site. The application site is dominated by agriculturally improved grassland of low intrinsic importance for nature conservation and biodiversity. Mitigation measures have been recommended for the few features of county and local importance that were noted, including the Corbally Stream, bats and short lengths of hedgerow. Once the mitigation is implemented, the proposed development is anticipated to have no significant long-term impact on nature conservation or biodiversity. It is concluded that the proposed development has incorporated reasonable measures to enhance its sustainability and minimise impacts on climate change and resource demand. It is considered that the development proposals demonstrate compliance with national and local planning policies relating to climate change and sustainability. Mitigation: No mitigation measures are outlined.

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Material Assets: Built Services

This chapter of the EIAR was prepared by Roger Mullarkey & Associates Consulting Engineers and assesses and evaluates the likely impact of the proposed development on existing surface water and foul drainage, and utility services in the vicinity of the site during both the construction and operational phases, as well as identifying the nature of any impacts and provide the necessary mitigation measures arising from the proposed development. The material assets considered in this chapter include Surface Water Drainage, Foul Drainage, Water Supply, Power, Gas and Telecommunications.

Construction Phase

Potential impacts of the proposed development during the construction phase include:

Surface Water: Construction of the proposed development site lands will require the removal of a large part of the topsoil and extensive earthworks to facilitate the construction of the site development, drainage, roads and housing, attenuation facilities, etc. Specified mitigation measures are outlined to minimise the impacts. Foul Water: The construction of the foul drainage system on the site will be carried out at the same time as the other drainage/services for the development. This will mainly involve construction of pipes and manholes using trench excavation. A foul pumping station is to be constructed at the lowest elevation point on the site in the NE corner of the subject lands. The potential impact of the proposed development on the local foul sewerage network during the construction phase of the development would be short term and minimal

Watermain: Provision of a new water main distribution network would involve construction activities within the subject lands mainly involving trench excavations conducted in parallel with the other services. The potential impact on the local public water supply network would be short term and imperceptible.

Telecoms: Fixed telecoms will not be operational during the construction phase. The construction phase is likely to give rise to the requirement to divert fixed telecom lines, which has the potential to impact on local telecoms connectivity. The potential impact from the construction phase of the proposed development on the local telecoms network is likely to be short term and low.

Natural Gas Supply: The supply of gas to the proposed development site will not be operational during the construction phase. The potential impact from the construction phase of the proposed development on the local gas supply network is likely to be neutral.

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Electrical Supply: Construction related activities will require temporary connection to the local electrical supply network. The potential impact from the construction phase of the proposed development on the local electrical supply network is likely to be short-term and low.

Mitigation:

The development manager/contractor must generate a Site Specific Construction & Environmental Management Plan and the construction stage mitigation measures set out are to be included in that plan and be implemented in full – refer to section 11.7.1 of the EIAR.

Operational Phase

Foul Water: The impact of the proposed development on the public foul sewerage system will be to increase the quantity of wastewater discharging into the public foul drainage infrastructure. Confirmation of the capacity feasibility was received from Irish Water as part of the preparation of this application and can be viewed in the appendix of the Roger Mullarkey & Associates entitled “Drainage and Water Infrastructure Engineering Report”. The potential impact from the operational phase of the development is therefore likely to be long term and minimal.

Watermains: When completed, the proposed development will have an estimated additional demand on the public water supply of approximately 247m3/day. As such additional water quantities would need to be treated and supplied through the existing network to the site. The potential impact of the proposed development on the public water supply network is likely to be long term and minimal.

Telecoms: The impact of the operational phase of the proposed development on the telecoms network is likely to be a marginal increase in demand. The potential impact from the operational Phase on the telecoms network is likely to be long term and low.

Natural Gas Supply: The development will be connected to the Gas Networks Ireland national gas supply network. The impact of the operational phase of the proposed development on the gas supply network is likely to be to increase the demand on the existing supply. The potential impact from the operational phase on the gas supply network is likely to be long term and moderate.

Electrical Supply: The impact of the operational phase of the proposed development on the electrical supply network is likely to be to increase the demand on the existing supply. Electrical supply red coloured ductwork will be provided to allow for ESB services to be distributed across the proposed development. Up to approximately 3 no. ESB sub-stations will be required to serve the development.

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Services to the home will be via a minipillar (1 no. minipillar serves up to 8 no. homes). Services shall terminate with the ESB meters positioned on the external walls of each house. The necessary cabling infrastructure will be provided as part of the development and provision will be made within each home for ducting from the distribution board to an external box; this will allow the homeowner the option of future installation of an e-car charging point. The potential impact from the operational phase on the electricity supply network is likely to be long term and moderate.

Mitigation:

On completion of the construction phase of the development there are no further mitigation measures required in relation to the telecoms, gas and electrical infrastructure.

Material Assets: Transportation

This chapter of the EIAR has been prepared by Ronan Kearns of Pinnacle Engineering and assesses the likely effects of the proposed development in terms of vehicular, pedestrian and cycle access during the construction and operational phases of the proposed development. The chapter describes: the methodology; the receiving environment at the application site and surroundings; the characteristics of the proposal in terms of physical infrastructure; the potential impact that proposals of this kind would be likely to produce; the predicted impact of the proposal examining the effects of the proposed development on the local road network; and the remedial or reductive measures required to prevent, reduce or offset any significant adverse effects.

It is considered that a Construction Management Plan (CMP) would be prepared by the appointed contractor in order to minimise the potential impact of the construction phase of the proposed development on the safety and amenity of other users of the public road. The CMP will consider the following aspects: . routes to be used by vehicles; . working hours of the site; . details of construction traffic forecasts; . times when vehicle movements and deliveries will be made to site; . facilities for loading and unloading; and . facilities for parking cars and other vehicles.

At the operational phase, the proposed development will have access to public transport services, for travel by sustainable modes. A key barrier to modal shift towards sustainable modes of travel is often a lack of information about potential alternatives to the car. As such, it is proposed that residents are made aware of potential alternatives including information on walking, cycle routes and public transport.

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Residents will be encouraged to avail of these facilities for travel to and from work. Provision of this information would be made upon opening of the development, as this represents the best opportunity to secure travel behaviour change. It is anticipated that this measure may help to reduce the level of traffic at the proposed development, thus providing mitigation against the already minimal traffic and transport effects of the development. When considering a development of this nature, the potential traffic impact on the surrounding area must be considered for each of two stages; the construction phase and operational phase. These two distinct stages are considered separately within this chapter. For the Construction Phase, a number of the construction traffic movements will be undertaken by heavy goods vehicles, though there will also be vehicle movements associated with the appointed contractors and their staff. It is considered that the number of construction related heavy goods vehicle movements to and from the application site will be approximately 15 arrivals and departures during the first 2-3 months of works and decreasing to 3 to 5 thereafter. The general workforce is unlikely to exceed approximately 50 in number, which with an allowance for shared journeys could equate to a maximum of around 30 arrivals and departures per day. A construction car park for workers within the site and will be created on the start of works by the laying of a temporary surface for vehicles. This number of construction vehicle movements is considered to be relatively low compared to the wider road network. It should be noted that the majority of such vehicle movements would be undertaken outside of the traditional peak hours, and it is not considered this level of traffic would result in any operational problems. Where applicable, care will be taken to ensure existing pedestrian and cycling routes are suitably maintained or appropriately diverted as necessary during the construction period, and temporary car parking is provided within the site for contractor’s vehicles. It is likely that construction will have a negligible impact on pedestrian and cycle infrastructure. For the operational phase of the development, the chapter examines the impact of the additional traffic at the Boherboy Road/N81 priority-controlled junction. Two existing junctions were assessed: . N81/Boherboy Road [Surveyed Junction 1]; . Mill Road/Boherboy Road Signalised Junction [Surveyed Junction 2]

From site observations, traffic flows at junction 1 are relatively light during non-peak periods. Commuter traffic/school traffic in addition to the peak demands in the area resulted in increased observed flows during the relevant peak periods. These surges in traffic flows are temporary and of short duration but does lead to queuing and delays on the N82/Boherboy Road Junction 2 operates within capacity for all scenarios assessed. It is apparent from these results that the effect on this junction of the newly generated flows is minimal. With queuing and delays at a minimum the junction operates within capacity. Two additional junctions identified as Site access A and Site access B (i.e. both called Junction 3) were assessed which are the proposed new vehicular access points into the site off Boherboy road. The assessment finds that both accesses A and B, operate within capacity for all scenarios assessed up to the design year of 2033 and 2037 respectively, in both the AM Peak and PM Peak.

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Mitigation: Construction Phase It is considered that a Construction Management Plan (CMP) would be prepared by the appointed contractor in order to minimise the potential impact of the construction phase of the proposed development on the safety and amenity of other users of the public road. The CMP will consider the following aspects: . routes to be used by vehicles; . working hours of the site; . details of construction traffic forecasts; . times when vehicle movements and deliveries will be made to site; . facilities for loading and unloading; and . facilities for parking cars and other vehicles.

Operational Phase The original analysis showed that the Boherboy Road/N81 priority-controlled junction operates above capacity in the do- nothing scenario. This is reflected in Kildare County Council’s ‘N81 Hollywood Cross to Tallaght Road Improvement Scheme’ which sought to deliver capacity and road safety improvements at this location. From the junction analysis it is evident that vehicles on the Boherboy Road seeking to turn right at the N81 Junction are causing delays on this arm of the junction as they wait for an appropriate gap in traffic to make their manoeuvre. One possible solution to this is to add a right turn lane. This would prevent right turning vehicles blocking those vehicles wishing to travel towards Tallaght. The flows analysed in previously for this junction have been reanalysed based on the above mitigation measures. For further details of the mitigation measures refer to Pinnacle drawing no. P170804_P145 to P170804_P147. The proposed mitigation measures have a positive impact on the operation of the N81/Boherboy Road junction, but it continues to experience congestion and delays. Again, it is noted that the development alone would not cause the congestion and delays.

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Material Assets: Resource and Waste Management

Chapter 13 of the EIAR was prepared by Delphi Planning. The resource and waste management impacts associated with the project assessed including the potential impacts from the construction phase as well as the operational phase of the development. The principle objective of sustainable resource and waste management procedures is to ensure efficient consumption of resources, to promote the minimisation of waste generation and, where this is not possible, to encourage reuse, recycling and recovery of waste to minimise the quantity of waste requiring disposal.

The project will generate a range of non-hazardous and hazardous waste materials during construction. Construction activities will inevitably generate quantities of waste where materials are oversupplied, incorrect materials delivered or materials are cut to size on-site. General housekeeping and packaging will also generate waste materials as well as typical municipal wastes generated by construction employees including food waste.

As the project progresses, waste materials will be required to be temporarily stored on site pending collection by a waste contractor. Dedicated areas for waste skips and bins will need to be identified across the site. These areas will need to be easily accessible to waste collection vehicles who it’s anticipated will need to collected waste on a near-daily basis during peak construction.

Construction wastes will need to be taken to suitably permitted waste facilities for processing and segregation. There are numerous licensed waste facilities in the Greater Dublin Area that can accept hazardous and non- hazardous waste materials and acceptance of waste from the proposed development would be in line with daily activities at the facilities. Recovery and recycling of construction waste has a positive impact on sustainable resource consumption, for example where waste timber is mulched into a landscaping product or waste asphalt is recycled for use in new pavements. The use of recycled materials, where suitable, reduces the consumption of natural resources.

There is a quantity of soil and stone which will need to be excavated to facilitate the proposed development. Where possible, this material will be retained on site for reuse but in the event that unsuitable (or contaminated) material is encountered, this will need to be removed off-site. Being a greenfield site it is unlikely that any significant contamination will be identified during the excavation works, however, correct classification and segregation of the excavated material is required to ensure that any potentially contaminated materials are handled in a way that will not impact negatively on workers as well as on water and soil environments, both on and off-site.

Reuse of excavated material onsite will reduce consumption of natural quarry resources where infilling is required. Material not suitable for reuse will be deposited at soil recovery facilities/landfills in accordance with the conditions of the licenced facility to ensure there is no negative impact on the soil or groundwater environment at the facility. The impact of construction waste generated from the project is expected to be slight, negative and short-term. The opportunities for waste materials to be reused off-site will provide positive impacts in the resourcing of materials for other developments and reduce the requirement for raw material extraction.

The proposed development is planned to accommodate a large number of residents. The presence of residents within the development means the generation of waste materials during the operational phase is an unavoidable impact. Networks of waste collection, treatment, recovery and disposal infrastructure are in place in the region

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The impact of operational waste generation from the development is expected to be moderate, neutral and permanent. The management of waste materials during the construction and operational phases of the project in accordance with the mitigation measures outlined in the EIAR will ensure that there are minimal residual impacts from the proposed development.

Consumption of natural resources in the construction process is an unavoidable impact and will be minimised insofar as is possible. Reuse of excavated material within the proposed development will significantly reduce the consumption of resources from off-site.

Mitigation:

All excavation, construction and operational waste materials removed from site will be taken to licensed or permitted waste facilities. The management of these facilities, and in particular the impact of soil recovery facilities, will have been assessed in the planning and authorisation of these facilities. This will ensure that the off-site reuse, recycling, recovery or disposal of waste is carried out in a manner which does not impact negatively on the environment.

A C&DWMP has been prepared in line with the requirements of the guidance document issued by the DEHLG. Adherence to the high level strategy presented in this C&DWMP will ensure effective waste management and minimisation, reuse, recycling, recovery and disposal of waste material generated during the construction phase of the project.

The enclosed Outline CMP sets out the overall project construction strategy and identifies the need for storage areas for waste skips. Prior to commencement of construction, the contractor(s) will be required to ensure that both of these documents detail specific measures to minimise waste generation and resource consumption. It is estimated that all of the excavated material generated is expected to be suitable for reuse within the proposed development. This will be required to be investigated and verified by the contractor(s) subject to appropriate testing to ensure the material is suitable for its proposed end use. If for some reason excavation material cannot be reused within the site, the contractor(s) will endeavour to ensure that material is reused or recovered off-site insofar as is reasonably practicable. A series of mitigation measures to be implemented are set out in section 13.5.2.

An WMP has been prepared to outline the strategy for management of waste from the operational phase of the proposed development. This strategy and the estimates of waste generation presented in the report have been used to identify storage and equipment requirements for residential waste, which has been incorporated into the development design. The strategy also presents the proposed collection arrangements for waste from the development. A series of mitigation measures to be implemented are set out in section 13.6.2 and these mitigation measures will ensure the waste arising from the development is dealt with in compliance with the provisions of the Waste Management Act 1996, as amended, associated Regulations, the Litter Pollution Act 1997 and the EMR Waste Management Plan (2015 - 2021). It will also ensure optimum levels of waste reduction, reuse, recycling and recovery are achieved.

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Cultural Heritage

John Purcell Archaeological Consultancy undertook Chapter 14 of the EIAR which assesses the impact of the works on the archaeological landscape and on potential sub surface remains, and on the cultural heritage landscape. The report includes a desktop study, a site inspection and the excavation of test trenches. The desktop section of the report was compiled using: The Records of Monuments and Places; buildings of Ireland, Excavations Bulletin; historic maps; aerial photographs; place names and historic books and journals. Field walking was undertaken in March 2018 and archaeological testing was undertaken in May 2018 The study area does not include any record archaeological monuments or sites listed in the National Architectural Inventory. A series of test trenches were excavated by a mechanical excavator on a dry overcast day and were placed to assess the impact on any possible archaeological deposits below the ground surface. These traversed the area that will be subject to the proposed development and the associated works. The trenches were excavated to subsoil level. The trenches have shown that extensive land improvements have taken place across the site in the form of hedgerow removal. A series of watermains cross the site to provide Dublin City with water. No archaeological finds, features, architectural fragments or artefacts were uncovered as a result of the testing. The proposed development will have no impact on the archaeological landscape or on any recorded monuments. No recorded monuments exist in the environs of the site and none will be affected by its development. The closest site is a holy well this is located 320m to the west. The ecclesiastical remains at Saggart are 1.2km to the west. The development will have no impact on these remains. The site does not include any visible archaeological remains and has been extensively tested. All areas including the drainage channels surrounding the site were assessed for archaeological remains none of which were in evidence. There is little potential for archaeological finds at the site and no further archaeological input is required. The townland of Boherboy contains two structures listed in the National Inventory of Architectural Heritage (Appendix II, Figure 7). These are domestic farmhouse dwellings. One of them is in close proximity to the development and is located 25m to the south of the study area (refer to Plate 5 in Chapter 14). This is within an existing farmyard and is surrounded by mature hedgerows. The proposed development will not impact negatively on the structure or on any structures listed in the database. The study area includes a number of farmyard structures. At the southwest these are modern and date to the 20th century, these are located on the site of a cluster of structures visible on the Taylor Map of 1816 and the first edition OS map. They were not visible on the earlier Rocque Map of 1760. At the southwest, one farm structure remains from a farmyard marked on the first edition OS map but not on the 1816 Taylors map or the Rocque map of 1760. This is small in scale and of no architectural significance. The study area does not include any recorded monuments and is at a distance from any recorded monuments. The proposed development does not include any structures listed in the South Dublin Development Plan or in the National Inventory of Architectural Heritage. The site is adjacent to a dwelling listed in the inventory but will not have any impact upon it.

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The proposed development will have no impact on the cultural heritage landscape. The site does not contain any entries in the Record of Monuments and Places or in the National Inventory of Architectural Heritage. No archaeological finds, features or architectural fragments were recorded during field walking or during archaeological testing at the site. As a result of this no impacts are predicted on the cultural heritage resource of the area and no further input is required in this field.

Mitigation: The proposed development will have no impact on the cultural heritage landscape. The site does not contain any entries in the Record of Monuments and Places or in the National Inventory of Architectural Heritage. No archaeological finds, features or architectural fragments were recorded during field walking or during archaeological testing at the site. As a result of this no impacts are predicted on the cultural heritage resource of the area and no further input is required in this field.

The Landscape

This chapter of the Environmental Impact Assessment Report (EIAR) presents the landscape environment and resulting impact appraisal for the proposed strategic housing at Boherboy, Saggart, Co. Dublin, and had been undertaken by Ronan MacDiarmada & Associates Landscape Architects. Boherboy is in the Electoral Division of Saggart, in Civil Parish of Saggart, in the Barony of Newcastle, in the County of Dublin. The Irish name for Boherboy is An Bóthar Buí. This names translates as yellow road and reflects the colour of the sub soil here which is marshy and boggy.

Generally, the development shall reduce the amount of green space, replacing it with the proposed units, and associated walls, roads and driveways. The space that is being removed is a number, or part of fields with hedgerows and trees as boundaries. The main visual changes shall be the height and the extent of the proposed residential development and associated building works to the landscape. The development shall be located on rising contours which shall increase its visual impact, notably from the visual receptors directly north and south of the site. The design and organisation of the open space shall ameliorate the impact of this development and of this decrease in spatial area. This shall be aided through provision of extensive semi - mature tree planting, native hedge planting and mounding. The hedge and tree planting shall position the housing into the landscape as per the proposed landscape design. The lines and the height of the buildings shall be visually reduced through the retention of existing trees and hedgerows, the proposed use of more soft landscape materials shall further reduce the impact of the development. Semi - mature trees and shrub planting shall give an immediate effect tying in with the surrounding landscape. The visual impact of the landscape intervention on the existing development shall be positive and long term, the impact on the agricultural nature of the surrounding landscape shall be moderate in the long term.

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The overall impact with the existing housing estates and encroaching village/town of Saggart to the west and Tallaght to the east shall be moderate in the short term, and moderate to neutral to the long term The proposed development respects the natural attributes of the site, retaining the existing hedgerows, notably the hedgerows to the eastern boundary leading from the road to the open space, and Carrigmore Park to the north of the proposed development area. The central hedgerow although limited in quality in places shall be respected in the most part with replacement native hedging and trees. Internally and to the boundaries the existing trees and hedgerows shall be retained as much as possible. In terms of development, this proposal, by respecting the natural hedgerows and trees, provides a positive visual impact to the area. There shall be new homes with a landscape scheme, both hard and soft, accompanying them to provide a highly developed and coherent design. The proposed house, driveway, parking and planting shall be clearly identified and developed in an organised manner. The potential visual impact shall be negative in the short term and shall change to neutral /positive development in the long term, as new housing is developed, mostly from the northern and southern receptor view locations. The development shall therefore be a maturing site, becoming increasingly knitted to the fabric of the landscape in this area, which in isolation has a suburban, and isolated rural feel but increasingly urban to the north, east and further west. The entrance and access road shall be from existing roads and shall follow the contours of the land. The access road from the Boherboy Road shall be guided by the significant fall in height from the Boherboy Road. The positive outcome of rising contours is the need to organise the roads into shorter lengths contributing to the reduction of long visual lines to the houses internally. Internally there shall be a hierarchy of roads with associated details. The roads shall be heavily planted with semi mature trees and hedges, reducing the impact of the road on the environment. On this site, the development shall be served from existing services and telecommunications. The services on site shall be underground. The lighting of the new houses shall be limited and shall be typical of a housing development. The existing road has established lighting levels, which the proposal shall not increase dramatically. During the construction of the development, the area shall be changed from fields to a residential development. The introduction of the built structures, driveways boundaries and landscape will be carried out while maintaining the existing hedge and trees along the centre of the site. The development shall be carried out in an organised basis, thus reducing the visual impact upon the environment; however, the impact on the initial area of construction shall be moderate to significant. The retention of the hedgerows, surrounding the site, combined with the maintaining of the hedgerow in the centre of the site shall reduce the visual impact of the proposal during construction. The requirement to remove the front boundary hedge shall be significant visually in the short to medium term. As the development continues, the improvement - growth and maturity - in terms of the landscape elements, trees, hedges and shrubs, shall reduce the visual impact and in the long term will be moderate to neutral.

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Initially, on completion of the development, the introduced shrubs will be at early stages of establishment, the trees shall be semi mature at planting. As time progresses the plants and trees will grow and stabilise in their new environment creating better defined avenues and spaces. The number and quality of landscape elements shall be an addition to the built environment of Boherboy providing quality amenity for the residents. The extensive development of the external spaces shall provide an improvement on the existing landscape. The ordered design shall be visually positive and long term. The visual impact on the surrounding landscape shall be negative and moderate in the short term and with maturity of the trees, hedges and plants, it shall be moderate to neutral in the long term.

Mitigation:

During construction, the existing hedges and trees that are being retained shall be fenced off, so that are protected during construction. An Environmental Management Programme of good husbandry will be undertaken to ensure environmental protection and that there is no debris, pollutants or otherwise that would damage the landscape. In the operational stage, the site will have established a landscape that shall be integrated around the houses. The planting will have matured and will be actively used by the residents and therefore having a positive visual impact on the landscape and green belt status of the surrounding environment. The landscaping proposals for this scheme shall be developed to form an integral part of the development. There are a number of measures that shall reduce the impact of this proposed development. Although the existing hedgerow along the Boherboy road shall be removed due to a request from South Dublin County Council, in order to provide a public path, it is proposed to retain the existing mature trees and shrubs along the perimeter of the site and the main internal hedge. This coupled with an extensive landscape programme, shall create the best landscape solution within this environment. The impact of the building shall be reduced through retention and planting of mature trees, shrubs and careful use of hard landscape material, both hard and soft. The car spaces and paths to the front of the house shall be surfaced with high quality materials – increasing the texture in the environment – a further positive visual improvement. The landscaping shall reduce the visual impact of straight lines and hard surfaces, with extensive tree and shrub planting. The landscaping of the gardens surrounding the buildings shall soften hard edges.

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Identification of Significant Impacts and Interactions

This EIAR has regard to and builds on the Strategic Environmental Assessment prepared with the South Dublin County Development Plan 2016-2022 and the Fortunestown Local Area Plan 2012.

The EIAR has considered the likely, significant, adverse effects of the proposed project on the receiving environment.

Mitigation measures are included, to avoid and / or reduce impacts on the environment where considered necessary. This includes mitigation measures incorporated into the design of the proposed development.

The EIAR concludes that there are no material or significant environmental issues arising which were not anticipated by the South Dublin County Development Plan 2016-2022 and the Fortunestown LAP and considered in their Strategic Environmental Assessments.

The principle interactions are addressed in the relevant chapters and summarised in the matrix at the end of Chapter 16.

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Part A

Introduction and Background

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1.0 INTRODUCTION

1.1 Purpose of Report This Environmental Impact Assessment Report (EIAR) has been prepared in association with the submission of a Strategic Housing Development (SHD) planning application to An Bord Pleanála (ABP) for a proposed development at Boherboy, Saggart, County Dublin. This chapter has been prepared by Delphi Design Architects and Planners (Tracy Armstrong MRUP MIPI MRTPI).

The project is located adjacent to the developing areas of Saggart, Citywest and Fortunestown in west County Dublin and is within the lands subject to the Fortunestown Local Area Plan 2012 (LAP).

The background to the development is that a wide area of residential zoned lands across Fortunestown, Saggart, Citywest and Boherboy were identified for the preparation of an LAP by South Dublin County Council (SDCC) to guide the development of the area. The Fortunestown LAP 2012 was prepared in 2012 for c. 144 hectares of land.

The LAP was accompanied by an Environmental Report, a Strategic Environmental Assessment (SEA) and Appropriate Assessment (AA) Screening Report. The LAP was adopted by the Elected Members of SDCC in May 2012 and has been extended until May 2022.

In the above context, the Environmental Impact Assessment (EIA) of this project is undertaken against a background of a significant amount of environmental information and assessment which informed the preparation of the LAP and its approval by SDCC.

The EIA process, including the preparation of this EIAR, and the examination of the information presented by the Local Authority, will inform the decision-making process. The purpose of this EIAR is to assist and inform ABP, as the competent authority, in undertaking an environmental assessment of this project.

Therefore, the objectives of this EIAR are summarised as follows:-

. To identify the significant environmental impacts of the proposed development during the construction and operational phases having regard to the characteristics of the receiving environment. . To evaluate the magnitude and significance of impacts and to propose appropriate measures to mitigate potential adverse impacts. . To identify, where appropriate, monitoring measures to be implemented during the construction and operational phases.

The nature and extent of the development proposed in the project being assessed in this EIAR is outlined in Chapter 3. This is prepared with reference to the plans and particulars submitted with the planning application.

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1.2 Definition of EIA and EIAR

Directive 2014/52/EU defines ‘environmental impact assessment’ as a process, which includes the responsibility of the developer to prepare an Environmental Impact Assessment Report (EIAR), and the responsibility of the competent authority to provide reasoned conclusions following the examination of the EIAR and other relevant information.

Article 1(2)(g) 4 of Directive 2014/52/EU states that “environmental impact assessment” means a process consisting of:

(i) the preparation of an environmental impact assessment report by the developer, as referred to in Article 5(1) and (2); (ii) the carrying out of consultations as referred to in Article 6 and, where relevant, Article 7; (iii) the examination by the competent authority of the information presented in the environmental impact assessment report and any supplementary information provided, where necessary, by the developer in accordance with Article 5(3), and any relevant information received through the consultations under Articles 6 and 7; (iv) the reasoned conclusion by the competent authority on the significant effects of the project on the environment, taking into account the results of the examination referred to in point (iii) and, where appropriate, its own supplementary examination; and (v) the integration of the competent authority's reasoned conclusion into any of the decisions referred to in Article 8a.

The amended Directive (Directive 2014/52/EU) uses the term environmental impact assessment report (EIAR) rather than environmental impact statement (EIS).

A definition of Environmental Impact Assessment Report (EIAR) has not been included in the revised directive however the EPA Guidelines (2017)1 provide the following definition:

“A statement of the effects, if any, which proposed development, if carried out, would have on the environment. The EIAR is prepared by the developer and is submitted to a CA (Competent Authority) as part of a consent process. The CA uses the information provided to assess the environmental effects of the project and, in the context of other considerations, to help determine if consent should be granted. The information in the EIAR is also used by other parties to evaluate the acceptability of the project and its effects and to inform their submissions to the CA.

The EIAR consists of a systematic analysis and assessment of the potential effects of a proposed project on the receiving environment. The amended EIA Directive prescribes a range of environmental factors which are used to organise descriptions of the environment and these factors must be addressed in the EIAR.

The EIAR should be prepared at a stage in the design process where changes can still be made to avoid adverse effects. This often results in the modification of the project to avoid or reduce effects through redesign”.

In summary, EIA is a process for anticipating the effects on the environment caused by development. An EIAR is the document produced as a result of that process and provides information which the competent/ consent authorities use in deciding whether or not to grant consent. Where significant and likely environmental effects are identified that are unacceptable; the EIA process aims to quantify and minimise the impact specified development

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projects have on the environment through appropriate mitigation measures. The preparation of an EIAR document requires site-specific considerations and the preparation of baseline assessment against which the likely impacts of a proposed development can be assessed by way of a concise, standardised and systematic methodology.

1.3 EIA Legislation

Certain public and private projects that are likely to have significant effects on the environment are subject to EIA requirements derived from EIA Directive 85/337/EC (as amended by Council Directive 97/11/EC, Directive2003/4/EC, Directive 2009/31/EC, Directive 2011/92/EU and recently Directive 2014/52/EU which amends EIA law in a number of respects by amending Directive 2011/92/EU) which are designed to ensure that projects likely to have significant effects on the environment are subject to a comprehensive assessment of environmental effects prior to development consent being given.

Article 2 of Directive 2014/52/EU provides that Member States shall bring into force the laws, regulations and administrative provisions necessary to comply with the Directive by 16 May 2017.

The Department of Housing, Planning, and Local Government has brought forward amendments to the Planning and Development Act 2000, as amended, and the Planning and Development Regulations 2001-2018 to provide for the transposition of the Directive into the Irish planning code. To this effect, the European Union (Planning and Development)(Environmental Impact Assessment) Regulations 2018 have now transposed the 2014 Directive into Irish law.

The Department has also provided an updated to the 2018 “Guidelines for Planning Authorities and An Bord Pleanála on carrying out Environmental Impact Assessment” to provide practical guidance on legal and procedural issues arising from the requirement to undertake EIA in accordance with Directive 2014/52/EU. These new Guidelines – ‘Guidelines for Planning Authorities and An Bord Pleanála on carrying out Environmental Impact Assessment’ were published in August 2018. These Guidelines have informed the preparation of this EIAR.

As referenced above, the 2017 Draft Guidelines prepared by the EPA have also informed this EIAR.

1.4 EIA Guidelines

EIA practice has evolved substantially since the introduction of the EIA Directive in 1985. Practice continues to evolve and takes into account the growing body of experience in carrying out EIAs in the development sector. Table 1.1 sets out the relevant key EIA Guidance which has been consulted in the preparation of this EIAR document. In addition, the individual chapters of this EIAR should be referred to for further information on the documents consulted by each individual consultant.

The following is a list of the EIA Guidelines consulted as part of the preparation of this EIAR:

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Irish:

. Guidelines for Planning Authorities and An Bord Pleanála on carrying out Environmental Impact Assessment, August 2018 . Draft Guidelines on the information to be contained in environmental impact assessment reports, EPA, August 2017 . Transposition of 2014 EIA Directive (2014/52/EU) in the Land Use Planning and EPA Licencing Systems - . Key Issues Consultation Paper, Department of Environment, Community and Local Government, 2017. . Circular letter PL 1/2017 - Advice on Administrative Provisions in Advance of Transposition (2017). . Development Management Guidelines (DoEHLG, 2007). . Advice Notes on Current Practice (in preparation of Environmental Impact Statements) (EPA 2003). . Environmental Impact Assessment (EIA), Guidance for Consent Authorities Regarding Sub-Threshold . Development (DoEHLG 2003). . Guidelines on Information to be Contained in an Environmental Impact Statement (EPA 2002).

European Union / European Commission (in addition to Directives referenced above)

. Environmental Impact Assessment of Projects – Guidance on the Preparation of the Environmental Impact . Assessment Report (2017) . Environmental Impact Assessment of Projects – Guidance on Screening (2017) . Environmental Impact Assessment of Projects – Guidance on Scoping (2017) . Study on the Assessment of Indirect & Cumulative Impacts as well as Impact Interaction (DG Environment . 2002). . EU Guidance on EIA Screening (DG Environment 2001). . Guidance on EIA Scoping (DG Environment 2001). . EIA Review Checklist (DG Environment 2001). The most recent guidelines are the August 2018 EIA Guidelines for Planning Authorities and the Board.

The 2017 EPA draft guidelines were prepared to help practitioners interpret the amended EIA Directive and in advance of new regulations transposing Directive 2014/52/EU becoming available.

They provide practical guidance to planning authorities, An Bord Pleanála, and other relevant stakeholders, on procedural issues and the EIA process; and outline the key changes introduced by Directive 2014/52/EU. Updated Guidelines from the EPA will now be published following the transposition of the 2014 Directive via the European Union (Planning and Development)(Environmental Impact Assessment) Regulations 2018 (S.I. No. 296 of 2018). Updated EPA guidance had not yet been published at time of writing.

The EIA Process

The main purpose of the EIA process is to identify the likely significant impacts on the human environment, the natural environment and on cultural heritage associated with the proposed development, and to determine how to eliminate or minimise these impacts. The EIAR summarises the environmental information collected during the impact assessment of the proposed development.

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Several interacting steps typify the early stages of the EIA process and include:

. Screening; . Scoping; . Assessing Alternatives; and . Assessing and Evaluating.

Screening: Screening is the term used to describe the process for determining whether a proposed development requires an EIA

Scoping: This stage firstly identifies the extent of the proposed development and associated site, which will be assessed as part of the EIA process, and secondly, it identifies the environmental issues likely to be important during the course of completing the EIA process through consultation with statutory and non-statutory stakeholders.

Assessing Alternatives: This stage outlines the possible alternative approaches to the proposed development. Consideration of alternative sites and layouts within the final chosen site are set out in Chapter 3 of this EIAR.

Assessing and Evaluating: The central steps of the EIA process include baseline assessment (desk study and field surveys) to determine the status of the existing environment, impact prediction and evaluation, and determining appropriate mitigation measures where necessary.

1.5 Screening – Requirement for an EIA

Screening is the term used to describe the process for determining whether a proposed development requires an EIA by reference to mandatory legislative threshold requirements or by reference to the type and scale of the proposed development and the significance or the environmental sensitivity of the receiving baseline environment.

Annex I of the EIA Directive 85/337/EC requires as mandatory the preparation of an EIA for all development projects listed therein.

Schedule 5 (Part 1) of the Planning & Development Regulations 2001-2018 transposes Annex 1 of the EIA Directive directly into Irish land use planning legislation. The Directive prescribes mandatory thresholds in respect to Annex 1 projects.

Annex II of the EIA Directive provides EU Member States discretion in determining the need for an EIA on a case-by- case basis for certain classes of project having regard to the overriding consideration that projects likely to have significant effects on the environment should be subject to EIA.

Schedule 5 (Part 2) of the Planning & Development Regulations 2001-2018 set mandatory thresholds for each project class. Sub-section 10(b) (iii) and (iv) addresses ‘Infrastructure Projects’ and requires that the following class of project be subject to EIA:

(b) (i) Construction of more than 500 dwelling units.

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Category 10(b)(iv) refers to ‘Urban development which would involve an area greater than 2 hectares in the case of business district, 10 hectares in the case of other parts of a built-up area and 20 hectares elsewhere.’

This proposed Strategic Housing Development comprises of inter alia the provision of 609 no. residential units, creche, open space, and associated infrastructure on a site of c. 17.6 hectares.

An EIA is therefore mandatory, as the proposed SHD development at Boherboy, Saggart, includes provision of 609 no. dwellings, exceeding the threshold of 500 dwelling units.

In relation to Screening, EIA Directive 2014/52/EU introduces a new mandatory section, Article 4(4). Article 4(4) introduces a new Annex IIA to be used in the case of a request for a screening determination for Annex II projects. This is information to be provided by the developer on the projects listed in Annex II.

1.6 Scoping

The 2017 EPA Guidelines state that ‘Scoping’ is a process of deciding what information should be contained in an EIAR and what methods should be used to gather and assess that information. It is stated in the EC guidance² that: ‘The Directive provides that Developers may request a Scoping Opinion from the Competent Authority which identifies the content and the extent of the assessment and specifies the information to be included in the EIA Report.”.

The applicants are committed to ensuring that all of their developments are conducted in a responsible and sustainable manner. A scoping process to identify the issues that are likely to be most important during the Environmental Impact Assessment process was carried out by the applicant, design team and EIAR consultants and informed the format of this EIAR.

As set out within the 2018 EIA Guidelines published by the Department of Housing, Planning and Local Government, Section 7 of the Planning and Development (Housing) and Residential Tenancies Act 2016 and Planning and Development (Strategic Housing Development) Regulations 2017 allow for a prospective applicant to make a request to An Bord Pleanála for an EIA scoping opinion in regard to a proposed Strategic Housing Development (SHD). Such requests are discretionary.

The EIAR prepared for the scheme has endeavoured to be as thorough as possible and therefore the provisions included in the revised EIA Directive and all of the issues listed in Schedule 6, Sections 1, 2 and 3 of the Planning and Development Regulations 2001-2018 and in recent guidance documents have been addressed in the EIAR.

In this context the following topics/issues have been reviewed and addressed in the context of the proposed development: . Introduction and Methodology, . Project Description and Alternatives Examined, . Population and Human Health, . Archaeology and Cultural Heritage, . Biodiversity, . Landscape and Visual Impact, . Land and Soils, . Water,

²Guidance on EIA Scoping, EC, 2017

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. Air Quality and Climate, . Noise and Vibration, . Material Assets, . Interactions, . Principle Mitigation and Monitoring Measures, . Non-Technical Summary.

In addition to the above a series of standalone reports have been prepared to accompany the application and which have helped inform the above chapters of the EIAR where relevant. Pinnacle have prepared a Traffic and Transport Assessment Report. Kilgallens have prepared a Site Specific Flood Risk Assessment that accompanies this planning application. Dr. Mary Tubridy & Associates have prepared a Natura Impact Statement (NIS), Delphi Planning & Architecture has prepared a Construction Management Plan. Ayrton had produced a Construction and Operational Waste Management Plan.

It is necessary to examine each of the aforementioned sections of the EIAR with respect to the impacts that the proposed development may have on the environment. The purpose of this scoping exercise is to shape and mould the EIAR so as not to dismiss any potential impacts that may in fact be significant, and to focus on issues which need to be resolved.

The scope of this EIAR has been informed by the following:

. European Union (Planning and Development)(Environmental Impact Assessment) Regulations 2018 Guidelines for Planning Authorities and An Bord Pleanála on carrying out Environmental Impact Assessment, August 2018;

. Draft Guidelines on the information to be contained in environmental impact assessment reports, EPA, 2017;

. Environmental Impact Assessment of Projects – Guidance on the Preparation of the Environmental Impact Assessment Report (2017) – European Commission;

. Transposition of 2014 EIA Directive (2014/52/EU) in the Land Use Planning and EPA Licencing Systems Key Issues Consultation Paper, Department of Environment, Community and Local Government, 2017;

. Circular letter PL 1/2017 - Advice on Administrative Provisions in Advance of Transposition (2017);

. The requirements of Part X of the Planning and Development Act, 2000, as amended, and Part 10 of the Planning & Development Regulations, 2001-2018;

. The requirements of the South Dublin County Development Plan 2016-2022;

. Regional and National Planning Policy Documents;

. The likely concerns of third parties;

. The nature, location and scale of the proposal;

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. The planning history and environmental assessments associated with the subject site and adjoining lands;

. The likely and significant impacts of the proposed development on the environment; and,

. Available methods of reducing or eliminating undesirable impacts.

A series of meetings have taken place with the technical staff of South Dublin County Council and a consultation meeting has taken place between the Applicant, the Planning Authority and An Bord Pleanála under the strategic housing development (SHD) process which assisted in the preparation of this EIAR and planning application.

The content of this Environmental Impact Assessment Report has been prepared in accordance with the provisions of Article 5(1) and Annex IV of Directive 2014/52/EU. Article 5(1) states:

“The information to be provided by the developer shall include at least: (a) a description of the project comprising information on the site, design, size and other relevant features of the project; (b) a description of the likely significant effects of the project on the environment; (c) a description of the features of the project and/or measures envisaged in order to avoid, prevent or reduce and, if possible, offset likely significant adverse effects on the environment; (d) a description of the reasonable alternatives studied by the developer, which are relevant to the project and its specific characteristics, and an indication of the main reasons for the option chosen, taking into account the effects of the project on the environment; (e) a non-technical summary of the information referred to in points (a) to (d); and (f) any additional information specified in Annex IV relevant to the specific characteristics of a particular project or type of project and to the environmental features likely to be affected.”

Annex IV states:-

“1. A Description of the project, including in particular: (a) a description of the location of the project; (a) (b) a description of the physical characteristics of the whole project, including, where relevant, requisite demolition works, and the land-use requirements during the construction and operational phases; (b) (c) a description of the main characteristics of the operational phase of the project (in particular any production process), for instance, energy demand and energy used, nature and quantity of the materials and natural resources (including water, land, soil and biodiversity) used; (c) (d) an estimate, by type and quantity, of expected residues and emissions (such as water, air, soil and subsoil pollution, noise, vibration, light, heat, radiation) and quantities and types of waste produced during the construction and operation phases. 2. A description of the reasonable alternatives (for example in terms of project design, technology, location, size and scale) studied by the developer, which are relevant to the proposed project and its specific characteristics, and an indication of the main reasons for selecting the chosen option, including a comparison of the environmental effects. 3. A description of the relevant aspects of the current state of the environment (baseline scenario) and an outline of the likely evolution thereof without implementation of the project as far as natural changes from the baseline scenario can be assessed with reasonable effort on the basis of the availability of environmental information and scientific knowledge.

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4. A description of the factors specified in Article 3(1) likely to be significantly affected by the project: population, human health, biodiversity (for example fauna and flora), land (for example land take), soil (for example organic matter, erosion, compaction, sealing), water (for example hydromorphological changes, quantity and quality), air, climate (for example greenhouse gas emissions, impacts relevant to adaptation), material assets, cultural heritage, including architectural and archaeological aspects, and landscape. 5. A description of the likely significant effects of the project on the environment resulting from, inter alia: (a) the construction and existence of the project, including, where relevant, demolition works; (b) the use of natural resources, in particular land, soil, water and biodiversity, considering as far as possible the sustainable availability of these resources; (c) the emission of pollutants, noise, vibration, light, heat and radiation, the creation of nuisances, and the disposal and recovery of waste; (d) the risks to human health, cultural heritage or the environment (for example due to accidents or disasters); (e) the cumulation of effects with other existing and/or approved projects, taking into account any existing environmental problems relating to areas of particular environmental importance likely to be affected or the use of natural resources; (f) the impact of the project on climate (for example the nature and magnitude of greenhouse gas emissions) and the vulnerability of the project to climate change; (g) the technologies and the substances used. The description of the likely significant effects on the factors specified in Article 3(1) should cover the direct effects and any indirect, secondary, cumulative, transboundary, short-term, medium-term and long-term, permanent and temporary, positive and negative effects of the project. This description should take into account the environmental protection objectives established at Union or Member State level which are relevant to the project. 6. A description of the forecasting methods or evidence, used to identify and assess the significant effects on the environment, including details of difficulties (for example technical deficiencies or lack of knowledge) encountered compiling the required information and the main uncertainties involved. 7. A description of the measures envisaged to avoid, prevent, reduce or, if possible, offset any identified significant adverse effects on the environment and, where appropriate, of any proposed monitoring arrangements (for example the preparation of a post-project analysis). That description should explain the extent to which significant adverse effects on the environment are avoided, prevented, reduced or offset, and should cover both the construction and operational phases. 8. A description of the expected significant adverse effects of the project on the environment deriving from the vulnerability of the project to risks of major accidents and/or disasters which are relevant to the project concerned. Relevant information available and obtained through risk assessments pursuant to Union legislation such as Directive 2012/18/EU of the European Parliament and of the Council or Council Directive 2009/71/Euratom or relevant assessments carried out pursuant to national legislation may be used for this purpose provided that the requirements of this Directive are met. Where appropriate, this description should include measures envisaged to prevent or mitigate the significant adverse effects of such events on the environment and details of the preparedness for and proposed response to such emergencies. 9. A non-technical summary of the information provided under points 1 to 8. 10. A reference list detailing the sources used for the descriptions and assessments included in the report.”

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1.7 Purpose of the EIAR

The objective of the EIAR is to identify and predict the likely environmental impacts of the proposed development; to describe the means and extent by which they can be reduced or ameliorated; to interpret and communicate information about the likely impacts; and to provide an input into the decision making and planning process. As provided for in the EPA 2017 guidelines, the EIAR focuses on:

. Impacts that are both likely and significant; . Impact descriptions that are accurate and credible.

The objective of the EIAR will be to identify and predict the likely environmental impacts of the proposed development; to describe the means and extent by which they can be reduced or ameliorated; to interpret and communicate information about the likely impacts; and to provide an input into the decision making and planning process.

The definition of Environmental Impact Assessment is clarified within the 2014 EIA Directive and is as follows:

“(g) ‘environmental impact assessment’ means a process consisting of: the preparation of an environmental impact assessment report by the developer, as referred to in Article 5(1) and (2); the carrying out of consultations as referred to in Article 6 and, where relevant, Article 7; the examination by the competent authority of the information presented in the environmental impact assessment report and any supplementary information provided, where necessary, by the developer in accordance with Article 5(3), and any relevant information received through the consultations under Articles 6 and 7; the reasoned conclusion by the competent authority on the significant effects of the project on the environment, taking into account the results of the examination referred to in point (iii) and, where appropriate, its own supplementary examination; and the integration of the competent authority’s reasoned conclusion into any of the decisions referred to in Article 8a.”

Under Article 5(3) of the 2014 Directive, it is specifically required that the developer must ensure that the environmental impact assessment report (EIAR) is prepared by competent experts. Each of the chapters of this EIAR for the subject development have been prepared by experts with the requisite qualifications and competences.

The intention of this EIAR document is to provide transparent, objective and replicable documentary evidence of the EIA evaluation and decision-making processes which led to the selection of the final project configuration. The EIAR documents the consideration of environmental effects that influenced the evaluation of alternatives. It also documents how the selected project design incorporates mitigation measures; including impact avoidance, reduction or amelioration; to explain how significant adverse effects will be avoided.

It is intended that this EIAR will assist An Bord Pleanála, statutory consultees and the public in assessing all aspects of the proposed development.

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1.8 Objectives of this EIAR

The EPA guidelines list the following fundamental principles to be followed when preparing an EIAR:

. Anticipating, avoiding and reducing significant effects; . Assessing and mitigating effects; . Maintaining objectivity; . Ensuring clarity and quality; . Providing relevant information to decision makers; . Facilitating better consultation.

This EIAR document describes the outcomes of the iterative EIA process which was progressed in parallel with the project design process. This forms the first part of the EIA process which will be completed by the competent authority, which in turn will be required to examine, analyse and evaluate the direct and indirect effects of the development on the various factors listed under Section 171A of the Planning and Development Act 2000, (as amended).

The amended EIA Directive prescribes a range of environmental factors which are used to organise descriptions of the environment and the environmental impact assessment should identify, describe and assess in an appropriate manner, in the light of each individual case, the direct and indirect significant effects of a project on the prescribed environmental factors which are:

(a) population and human health; (b) biodiversity, with particular attention to species and habitats protected under Directive 92/43/EEC and Directive 2009/147/EC; (c) land, soil, water, air and climate; (d) material assets, cultural heritage and the landscape; (e) the interaction between the factors referred to in points (a) to (d).

This EIAR documents the assessment process of the prescribed environmental factors in relation to the proposed SHD residential development at Boherboy.

The EIA process was based on the following four key objectives:

. Pursuing Preventative Action; . Maintaining Environmental Focus and Scope; . Informing the Decision; and . Public & Stakeholder Participation

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1.8.1 Pursuing Preventative Action

Pursuing preventative action is the most effective means by which potential negative environmental impacts can be avoided. An assessment of anticipated likely and significant impacts was undertaken during the screening, informal scoping and the considerations of alternatives stages of the EIA process. This involved forming a preliminary opinion, in the absence of complete data, with respect to the approximate magnitude and character of the likely environmental impacts. This assessment was based on the knowledge, experience and expertise of the EIA and project design team with reference to the amended EIA Directive, EIA guidance material and local precedents.

Avoidance of impacts has been principally achieved through the consideration of alternatives and through the review of the project design in light of identified key environmental constraints. This is outlined in greater detail in Chapter 3.

1.8.2 Maintain Environmental Scope and Focus

It is important that the EIAR document remains tightly focussed. This minimises expenses, delays and the potential for a confusing mass of data to obscure relevant facts. The EIA process has been project-managed and steered, so as to ensure that the EIAR documentation and analysis are confined to those topics and issues which are explicitly described in the legislation, and where environmental impacts may arise. Evaluation and analysis has been limited to topics where the indirect, secondary or cumulative impacts are either wholly or dominantly due to the project or development under consideration and remain focused on issues that:

. Are environmentally based; . Are likely to occur; and, . Have significant and adverse effects.

1.8.3 Informing the Decision

The EIAR document enables the competent/consenting authorities to reach a decision on the acceptability of the proposed development in the full knowledge of the project’s likely significant impacts on the environment, if any.

1.8.4 Public & Stakeholder Participation

Decisions are taken by competent/consent authorities through the statutory planning process which allows for public participation and consultation while receiving advice from other key stakeholders and statutory authorities with specific environmental responsibilities.

Public participation and consultation is an integral part of the new Strategic Housing Development process as outlined in the Planning and Development (Housing) and Residential Tenancies Act 2016, as amended, and the Planning and Development (Strategic Housing Development) Regulations 2017.

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The structure, presentation and the non-technical summary of the EIAR document, as well as the arrangements for public access, all facilitate the dissemination of the information contained in the EIAR. The core objective is to ensure that the public and local community are aware of the likely environmental impacts of projects prior to the granting of consent.

Informal scoping of potential environmental impacts was undertaken with the Planning Authority through preapplication meetings. Direct and formal public participation in the EIA process will be through the statutory planning application process under the new Strategic Housing Development procedures.

1.9 Structure Methodology

1.9.1 Structure of the EIAR The overall structure and scope of this EIAR has regard to the information required by the EU/EC Directives, Statutory Regulations and relevant environmental guidelines prepared by the Environmental Protection Agency (EPA) The EIAR has been written and illustrated with figures in a manner which, insofar as possible, is intended to be understandable to the public generally. The Appendices contain background and technical details relating to the project and are referred to in the relevant Chapters. A Non-technical Summary has been prepared in accordance with the statutory regulations and included at the beginning of this EIAR. The structure used in this EIAR is a Group Format structure. This structure examines each environmental topic in a separate section of the EIAR document. The Chapter Headings reflect the broadened scope of the environmental factors introduced by the 2014 Directive.

1.9.2 Contributors This EIAR has been prepared on behalf of the developer by a design team of qualified experts, as required by Article 5(3) of Directive 2014/52/EU. The contributor involved in the preparation of this EIAR are identified at the beginning of each Chapter and in Table 1.1. in Section 1.10.

1.9.3 Methodology A systematic approach is employed using standard descriptive methods, replicable prediction techniques and standardised impact descriptions to provide an appropriate evaluation of each environmental topic under consideration.

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An outline of the methodology employed in each chapter to examine each environmental topic is as follows: . Introduction: This provides an overview of the specialist and specifies the specialist who prepared the assessment.

. Study Methodology: This section outlines the method by which the relevant assessment of the development impacts has been conducted within that chapter.

. Baseline Situation: This section outlines the context, character, significance and sensitivity of the Exiting Receiving Environment into which the proposed development will fit if assessed.

. Construction Impacts and Mitigation: This section describes the specific, direct and indirect impacts that may arise during the construction phases of the proposed development. A description of the appropriate mitigation measures either practicable or reasonable is also provided in this section.

. Operational Impacts and Mitigation: This section focuses on the operational phase of the proposed development and describes the specific, direct and indirect impacts that may arise together with appropriate mitigation measures.

. The sections will also include a “Do Nothing” scenario (in the instance that the development does not proceed and the environment would not change as a result).

Where necessary and appropriate the following are also considered:

. Monitoring: This involves a description of monitoring in a post-development phase, if required. This section addresses the effects that require monitoring, along with the methods and the agencies that are responsible for such monitoring. The level of monitoring, along with the methods and the agencies that are responsible for such monitoring. The level of monitoring proposed is proportionate to the nature, location and size of the project and the significance of its effects.

. Reinstatement: While not applicable to every aspect of the environment considered within the EIAR, certain measures need to be proposed to ensure that in the event of the proposal being discontinued, there will be minimal impact on the environment.

. Interactions: Where applicable, the assessment refers to impact interactions, including potential indirect, secondary and cumulative impacts.

. Difficulties encountered in compiling: Where applicable, any difficulties encountered by the environmental specialist in compiling the required information are noted.

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1.9.4 Forecasting Methods The individual forecasting methods used to assess the various effects of the proposed development on the environment are outlined in the relevant chapters of this EIAR under the subheading ‘Assessment Methodology’.

1.9.5 Difficulties Encountered Some details of the project and the construction methodology/programme are matters which may be subject to change depending on the contractor(s) appointed and other considerations which are not finalised at this stage, and which cannot be finalised until a grant of planning permission for the proposed development has been issued. These are matters which can be addressed prior to the commencement of development in consultation with the Planning Authority and other relevant stakeholders. Subject to these constraints in relation to the future development of the area, no other significant difficulties were encountered in the preparation of the EIAR. Any limitations or technical difficulties associated with assessment of an environmental factor are detailed in the relevant chapter.

1.9.6 Terminology In accordance with the EPA Guidelines on the Information to be contained in Environmental Impact Statements (2002) and Advice Notes on Current Practice in the preparation of Environmental Impact Statements (2003), the following definitions are used in this EIAR. These definitions take account of the 2017 Guidelines on the Information to be Contained in Environmental Impact Assessment Reports (Draft) and the 2015 Advice Notes for preparing Environmental Impact Statements (Draft), prepared by the EPA: The quality of the effects is defined as: Positive effects: A change which improves the quality of the environment (e.g. by increasing species diversity; or the improving reproductive capacity of an ecosystem, or removing nuisances or improving amenities).

Negative effects: A change which reduces the quality of the environment (e.g. lessening species diversity or diminishing the reproductive capacity of an ecosystem; or damaging health or property or by causing nuisance).

Neutral effects: A change which does not affect the quality of the environment.

The significance of the effects is described as:

Imperceptible: An effect capable of measurement but without noticeable consequences.

Not significant: An effect which causes noticeable changes in the character of the environment but without noticeable consequences.

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Slight effects: An effect which causes noticeable changes in the character of the environment without affecting its sensitivities.

Moderate effects: An effect that alters the character of the environment in a manner that is consistent with existing and emerging trends.

Significant effects: An effect which, by its character, magnitude, duration or intensity alters a sensitive aspect of the environment.

Very significant: An effect which, by its character, magnitude, duration or intensity significantly alters the majority of a sensitive aspect of the environment.

Profound effects: An effect which obliterates sensitive characteristics.

The magnitude of the effect is, where appropriate, indicated as:

Extent: Describe the size of the area, the number of sites, and the proportion of a population affected by an effect.

Duration: Describe the period of time over which the effect will occur. (See further detail below)

Frequency: Describe how often the effect will occur. (Once, rarely, occasionally, frequently, constantly – or hourly, daily, weekly, monthly, annually)

Context: Describe whether the extent, duration, or frequency will conform or contrast with established (baseline) conditions (is it the biggest, longest effect ever?)

The probability of the effect is, where appropriate, indicated as:

Likely Effects: The effects that can reasonably be expected to occur as a result of the planned project if all mitigation measures are properly implemented.

Indeterminable Effects: When the full consequences of a change in the environment cannot be described.

`Worst case’ Effects: The effects arising from a project in the case where mitigation measures substantially fail.

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Momentary Effects: Effects lasting from seconds to minutes Brief Effects: Effects lasting less than a day Temporary Effects: Effects lasting for one year or less. Short-term Effects: Effects lasting one to seven years. Medium-term Effects: Effects lasting seven to fifteen years. Long-term Effects: Effects lasting fifteen to sixty years. Permanent Effects: Effects lasting over sixty years.

The type of effect is described, where appropriate, as:

Cumulative Effects: The addition of many small effects to create one larger, more significant, impact.

Do-nothing Effects: The environment as it would be in the future should no development of any kind be carried out.

Indeterminable Effects: When the full consequences of a change in the environment cannot be described.

Irreversible Effects: When the character, distinctiveness, diversity or reproductive capacity of an environment is permanently lost.

Residual Effects: The degree of environmental change that will occur after the proposed mitigation measures have taken effect.

Worst-case: The impacts arising from a development in the case where mitigation measures substantially fail.

Synergistic Effects: Where the resultant effects is of greater significance than the sum of its constituents.

Indirect Effects: Effects that arise off-site or are caused by other parties that are not under the control of the developer (such as a quarry)

Secondary Effects: Effects that arise as a consequence of a project (a new waste water treatment plant will reduce the yield of mussels in a nearby estuary)

1.9.7. Reference List

The following list references the sources of the descriptions and assessments included in this Report. At the end of each chapter in Part B, each contributor has included a reference list of additional sources relied on in that Chapter.

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EU Directives / Legislation

. The EU Directives on Environmental Impact Assessment (85/337/EEC as amended by 97/11/EC, . 2003/35/EC, 2009/31/EC (codified in 2011/92/EU) and 2014/52/EU) . The Planning and Development Act, 2000 (as amended) . The Planning and Development Regulations, 2001 (as amended)

EIA and related Guidance

. Guidelines on the Information to be contained in Environmental Impact Statements, EPA (2002) . Advice Notes on Current Practice in the preparation of Environmental Impact Statements, EPA (2003) . Guidelines on the Information to be contained in Environmental Impact Assessment Reports (Draft), EPA (2017) . Advice Notes for preparing Environmental Impact Statements (Draft), EPA (2015) . Appropriate Assessment of Plans and Projects in Ireland, Guidelines for Planning Authorities DEHLG (2009) . Guidelines for Planning Authorities and An Bord Pleanála on carrying out Environmental Impact . Assessment, DECLG (2013) . Circular PL1/2017 – Implementation of Directive 2014/52/EU on the effects of certain public and private . projects on the environment (EIA Directive): Advice on Administrative Provisions in Advance of Transposition, DHPCLG (2017)

Planning Policy (National, Regional, Local)

. The National Planning Framework , 2018 . Smarter Travel – A Sustainable Transport Future 2009-2020 . Sustainable Residential Development in Urban Areas, Guidelines for Planning Authorities 2009 and Urban Design Manual, A Best Practice Guide. . Sustainable Urban Housing: Design Standards for New Apartments, Guidelines for Planning Authorities 2018 . Urban Development and Building Heights, Guidelines for Planning Authorities, 2018; . Quality Housing for Sustainable Communities - Best Practice Guidelines, 2007; . The Planning System and Flood Risk Management Guidelines for Planning Authorities, 2009; . Appropriate Assessment of Plans and Projects in Ireland – Guidance for Planning Authorities 2009. . Greater Dublin Area Transport Strategy 2016-2035 . Regional Planning Guidelines for the Greater Dublin Area 2010- 2022 . South Dublin County Development Plan 2016-2022 . Fortunestown Local Area Plan 2012 (including accompanying Environmental Report, SEA Statement and Appropriate Assessment Screening Report)

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1.9.8. List of Abbreviations

The following abbreviations are used in this EIAR:

AA Appropriate Assessment ABP An Bord Pleanála CFRAMS Catchment Flood Risk Assessment and Management Study CMP Construction Management Plan DoCHG Department of Culture, Heritage and the Gaeltacht DECLG Department of the Environment, Community and Local Government DEHLG Department of the Environment, Heritage and Local Government DELG Department of the Environment and Local Government DHPCLG Department of the Housing, Planning, Community and Local Government EIA Environmental Impact Assessment EIAR Environmental Impact Assessment Report EIS Environmental Impact Statement EPA Environmental Protection Agency EC European Community EU European Union GSI Geological Survey of Ireland LAP Local Area Plan NPF National Planning Framework NRA National Roads Authority NTA National Transport Authority RPA Railway Procurement Agency RMP Record of Monuments and Places RPS Record of Protected Structures RPGs Regional Planning Guidelines SDCC South Dublin County Council SEA Strategic Environmental Assessment SEO Strategic Environmental Objective SI No. Statutory Instrument Number SHD Strategic Housing Development SSFRA Site Specific Flood Risk Assessment TII Transport Infrastructure Ireland

Other abbreviations are clarified in the relevant chapters.

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1.10 Project Team This EIAR has been prepared on behalf of the developer by a team of qualified experts, as required by Article 5 (3) of Directive 2014/52/EU. The contributors involved in the preparation of this EIAR are identified in Table 1.1 and at the beginning of their relevant Chapter in Part B.

Chapter Author (s)

Non – Technical Summary Delphi Planning: Tracy Armstrong BA, MRUP, MIPI, MRTPI

1. Introduction Delphi Planning: Tracy Armstrong BA, MRUP, MIPI, MRTPI

2. Planning Policy Context Delphi Planning: Tracy Armstrong BA, MRUP, MIPI, MRTPI

3. Description of Project and Alternatives Delphi Planning: Tracy Armstrong BA, MRUP, MIPI, MRTPI

4. Population and Human Health Delphi Planning: Tracy Armstrong BA, MRUP, MIPI, MRTPI 5. Biodiversity / Species and Habitats Tubridy & Associates: Dr. Mary Tubridy BA Mod (Botany) M.Sc (Spatial Planning) PhD (Ecology), MCIIEM, MIPI, 6. Land and Soils Roger Mullarkey & Associates: Roger Mullarkey BScEng, DipEng, CEng, EurIng, MIEI, FConsEI 7. Water Roger Mullarkey & Associates: Roger Mullarkey BScEng, DipEng, CEng, EurIng, MIEI, FConsEI 8. Air and Climate SLR: Morgan Fitzpatrick BSc(Hons) Msc, MIAQM, MIEnvSc

9. Noise and Vibration SLR: Chris Jones BSc(Hons)Msc MIOA

10 Sustainability Appraisal Report / Climate SLR: Martyn Macefield MSc, BSc, MCIEEM, BREEAM AP 10. Material Assets: Built Services Roger Mullarkey & Associates: Roger Mullarkey BScEng, DipEng, CEng, EurIng, MIEI, FConsEI

11. Material Assets: Transportation Pinnacle Engineering: Ronan Kearns,BA BAI MSc MBA CEng MIEI

12. Material Assets: Resource and Water Delphi Planning: Tracy Armstrong BA, MRUP, MIPI, MRTPI Management

13. Cultural Heritage John Purcell Archaeological Consultancy: John Purcell Archaeologist 14. The Landscape Ronan MacDiarmada & Associates: Ronan MacDiarmada B. Agr. Sc. (Land. Hort.)

15. Identification of Significant Impacts / Interactions Delphi Planning: Tracy Armstrong BA, MRUP, MIPI, MRTPI

Table 1.1 - EIA Team

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2.0 PLANNING POLICY CONTEXT

2.1 Introduction

This chapter has been prepared by Delphi Design Architects and Planners (Tracy Armstrong MRUP MIPI MRTPI) and outlines the planning and development context for the proposed development. These sources, and others, also informed the design and content of the Fortunestown Local Area Plan 2012.

The relevant sources for this application are as follows: National Context . The National Planning Framework; . Sustainable Residential Development in Urban Areas, Guidelines for Planning Authorities, 2009; . Urban Design Manual – A best practice guide, 2009; . Draft Urban Development and Building Heights Guidelines for Planning Authorities, 2018; . Sustainable Urban Housing: Design Standards for New Apartments, 2018; . Quality Housing for Sustainable Communities - Best Practice Guidelines, 2007; . Guidelines for Planning Authorities for Child Care Facilities, 2001; . Irish Design Manual for Urban Roads and Streets, 2013; . Guidelines for Planning Authorities for Child Care Facilities, 2001; . The Planning System and Flood Risk Management Guidelines for Planning Authorities, 2009; . Appropriate Assessment of Plans and Projects in Ireland – Guidance for Planning Authorities 2009.

Regional Context . Regional Planning Guidelines for the Greater Dublin Area 2010-2022 . Greater Dublin Area Transport Strategy 2016 - 2035 Local Context . South Dublin County Development Plan 2016-2022 . Fortunestown Local Area Plan, 2012

2.2 National Context

2.2.1 The National Planning Framework (NPF) The NPF sets out a spatial development strategy for Ireland over the next 20 years in order to accommodate sustainable and balanced growth for both present and future populations. The goal of the NPF is to create the highest possible quality of life for people and communities through development and investment in well managed built and natural environments. The NPF is accompanied by a 10 year capital investment plan known as the National Development Plan and together these publications as known as Project Ireland 2040.

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2.2.2 Smarter Travel – A Sustainable Transport Future 2009 - 2020 The government’s policy for delivering a more sustainable transport system in meeting an international obligation to tackle climate change. The 5 key goals of this plan, which underpin its policies are: . Reduce overall travel demand and commuting distances of private car; . Maximise the efficiency of the transport network; . Reduce reliance on fossil fuels; . Reduce transport emission; and . Improve accessibility to transport.

2.2.3 Spatial Planning and National Roads, Guidelines for Planning Authorities 2012 These guidelines were prepared in the context of the delivery of the previous National Spatial Strategy and the actions identified in Smarter Travel, A Sustainable Transport Future, A New Transport Policy for Ireland 2009- 2020. The Guidelines set out planning policy consideration for developments which affect national roads outside urban areas. The purpose of these guidelines is to ensure the provision of a safe and efficient network of national roads based on 5 key principles: . Land-use and transportation policies are highly interdependent . Proper planning is central to road safety . Development should be plan-led . Development Management is the key plan to plan implementation . Planning authorities and the national roads authority and other public transport bodies must work closely together.

2.2.4 Sustainable Residential Development in Urban Areas, Guidelines for Planning Authorities 2009 and Urban Design Manual, A Best Practice Guide. The key principles for new residential developments in urban areas are contained in these Guidelines and translated into practice in the accompanying design manual. They generally relate to a plan led / sequential approach to development, densities and location, sustainable neighbourhoods and better design / urban design. These are incorporated at a local level in the relevant development plan, local area plan or SDZ planning scheme and at project stage, to be considered in the preparation and assessment of planning applications.

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2.2.5 Sustainable Urban Housing: Design Standards for New Apartments, Guidelines for Planning Authorities 2018.

These guidelines update the guidelines for Sustainable Urban Housing: Design Standards for New Apartments 2015 which provided detailed guidance on standards of apartment design (including floor areas, room sizes, storage, community facilities etc.). These new guidelines build on the content of the 2015 guidance, much of which remains valid, particularly with regard to design quality safeguards such as internal space standards for 1, 2 and 3 bedroom apartments as well as internal storage and amenity space. These standards will be used by developers in the preparation of applications and by the local authorities in the assessment of applications.

2.2.6 Design Manual for Urban Roads and Streets, 2013

The Department of Transport, Tourism and Sport, together with the DoECLG prepared this Design Manual to provide guidance and standards for urban roads and streets. The focus of these Guidelines is on pedestrians, cyclists and public transport rather than creating traffic corridors for private vehicles.

2.2.7 The Planning System and Flood Risk Management – Guidelines for Planning Authorities 2009

These Guidelines provide detailed guidance on the role that flood risk should play at different levels of the planning system. Planning authorities must implement these Guidelines to ensure that, where relevant, flood risk is a key consideration in development plans and local area plans and in the assessment of planning applications.

The Guidelines should also be utilised by developers and the wider public in addressing flood risk in preparing development proposals.

2.3 Regional Context

2.3.1 Regional Planning Guidelines for The Greater Dublin Area 2010-2022

The settlement strategy for the Greater Dublin Area (GDA) identifies a number of Moderate Sustainable Growth Towns.

These town generally service as commuter towns to higher order settlements in the region, the closest of which to the proposed site being Tallaght, which acts as a Metropolitan Consolidation Town for the region. As such development in Moderate Sustainable Growth Towns need ensure highly quality public transport connections and social infrastructure.

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The South Dublin County Development Plan 2016 – 2022 has identified the neighbouring area of Saggart/Citywest as an emerging settlement, including the lands at Fortunestown.

2.3.2 Greater Dublin Area Transport Strategy 2016-2035

This document sets out the NTA’s Strategic Transport Plan for the Greater Dublin Area for the period 2011-2030. It is the primary document in the hierarchy of transport plans for the GDA, and supported by an Implementation Plan and Strategic Management Plan.

The strategy provides a long term strategic planning document to guide the direction of transport within the GDA and central to this Strategy is the matching of land use planning and transport planning.

2.4 Local Context

2.4.1 South Dublin County Development Plan 2016-2022

The entirety of the site is zoned objective Res-N “To provide for new residential communities in accordance with approved area plans”. Figure 2.1 identifies the location and extent of the site on an extract from the Development Plan Zoning Map:

Fig. 2.1 – Subject site outlined in red – extract from South Dublin County Development Plan 2016-2022

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The County Development Plan (CDP) Core Strategy identified the Saggart-Citywest area as an “Emerging Moderate Sustainable Growth Town” described as follows in Table 1.1:

“Emerging settlement that exceeds RPG population threshold for Small Town and is consistent with characteristics of a Moderate Sustainable Growth Town.”

Policy 3 of the Core Strategy, accompanied by CS3 Objective 1 and 2, relates to Emerging Moderate Sustainable Growth Town and states the following:

“It is the policy of the Council to support the sustainable long term growth of Moderate Sustainable Growth Towns/Emerging Moderate Sustainable Growth Towns based on the capacity of public transport connections and the capacity of social infrastructure.

CS3 Objective 1:

To support and facilitate development on zoned lands on a phased basis subject to approved Local Area Plans.

CS3 Objective 2:

To provide sufficient zoned land to accommodate services, facilities, retail and economic activity.”

Section 1.8.0 ‘Phasing, Prioritisation and Infrastructure Delivery’ advises the following:

“The emerging settlement of Saggart/Citywest will develop based on the capacity of the public transport network and social infrastructure. While additional long term capacity exists in this area, the capacity of zoned lands is considered to be sufficient to meet demand during the period 2016-2022.”

Section 1.9.0. Local Area Plans, Approved Plans and Studies that LAPs will be prepared as appropriate, for areas where there is likely to be significant development which requires a coordinated approach. LAPs must be consistent with the policies and objectives of the CDP and changes to CDPs will inform decisions to review existing LAPs. CS6 Objective 2 states the following:

To support a plan led approach in Local Area Plan areas by ensuring that development complies with the specific local requirements.

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2.4.2 Fortunestown Local Area Plan 2012

A Local Area Plan (LAP) was prepared in 2012 in respect of c. 144Ha of lands at Fortunestown, Citywest, Saggart and Boherboy, including substantial lands already zoned for residential development in the 2010-2016 County Development Plan, with boundary of the LAP area identified in Figure 2.2:

Fig. 2.2 – Extract of Fig. 1.1 “Boundary of Study Area and Plan Land” from Fortunestown LAP.

The LAP sets out five neighbourhood framework areas with specific policies, objectives and characteristics of each. The subject site is located in the Boherboy Neighbourhood (See Figure 2.3.) which has the following function:

“Low density residential area with primary school built around heritage features. Connection between Plan Lands and Dublin Mountains via District Park”. (Source: Table 6.1 Fortunestown LAP)

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2.4.3 Fortunestown Local Area Plan 2012 Environmental Reports / Assessments

As part of the making and adopting of the plan the following documents were prepared

 SEA Environmental Report and Statement  Appropriate Assessment Screening Report

These documents have been prepared by South Dublin County Council and provide a range of baseline data on the receiving environment and context of the LAP lands. Each of these documents have been approved by the elected members of South Dublin County Council in the making and approval of the LAP.

 SEA Environmental Report and Statement

The SEA was carried out in order to comply with the provisions of the European SEA Directive1 of the likely environmental effects of implementing the LAP proposals, or the alternative scenarios considered i.e. Scenario 1: Green Infrastructure, Scenario 2: Environmental/Preservation Approach, Scenario 3; Market-led Growth and Scenario 4; Selective Concentration along Public Transport Corridors.

The Environmental report considered the impacts of the LAP on the existing environment. Arising from this assessment, mitigation measures were recommended to avoid/reduce effects on the receiving environment. The SEA Statement notes that these were fully integrated into the Plan.

The Scoping Issues Paper produced the following response during the carrying out of the Strategic Environmental Assessment. It identified the following in relation to biodiversity:

The inclusion of the biodiversity network provision of the Habitats Directive (92/43/EEC which seeks to promote the maintenance and conservation of biodiversity, and in particular “Such features are those which, by virtue of their linear and continuous structure (such as rivers with their banks or the traditional systems for making field boundaries) or their function as stepping stone (such as ponds or small woods), are essential for the migration, dispersal and genetic exchange of wild species” (article 10, Habitats Directive).

The introduction of the concept of green corridors at the draft stage ensured the conservation and enhancement of biodiversity, the provision of accessible parks, open spaces and recreational facilities, the sustainable management of water, the maintenance of landscape character and the protection and enhancement of the architectural and archaeological heritage. This is incorporated into the LAP through the following objectives:

Objective GI1: 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

1 EC Directive (2001/42/EC) on the assessment of the effects of certain plans and programmes on the environment; European Communities (Environmental Assessment of Certain Plans and Programmes) Regulations 2004-2011; and Planning and Development (Strategic Environmental Assessment) Regulations 2004 – 2011.

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Objective GI2: 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 Indicative Strategy for Plan Lands.

Objective GI4: 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 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.

The environmental impacts associated with development of these lands have been examined in the SEA undertaken in the making of this LAP and have been assessed against the Strategic Environmental Objectives (SEO’s) identified in the LAP Environmental Report. See Table 2.1 below and refer to the Chapter reference for details of compliance with these SEO’s.

SEO Objective EIAR Chapter B1 To avoid loss of relevant habitats, geological Refer to the Biodiversity / Species and Habitats and features, species or their sustaining resources in Land and Soils Chapters and the Appropriate designated ecological sites Assessment Screening Report submitted with the application documents B2 To avoid significant adverse impacts, including Refer to the Biodiversity / Species and Habitats and direct, cumulative and indirect impacts, to relevant Land and Soils Chapters and the Appropriate habitats, geological features, species or their Assessment Screening Report submitted with the sustaining resources in designated ecological sites application documents by development within or adjacent to these sites

B3 To sustain, enhance or – where relevant – Refer to the Biodiversity / Species and Habitats prevent the loss of ecological networks or parts Chapters thereof which provide significant connectivity between areas of local biodiversity HH1 To protect human health from hazards or Refer Population and Human Health Chapter nuisances arising from traffic and incompatible land uses S1 To maximise the sustainable re-use of brownfield Refer to Lands and Soil Chapter lands and the existing built environment, rather than developing greenfield lands

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M1 To serve new development under the LAP with Refer to the Material Assets: Built Services Chapter appropriate waste water treatment M2 To maintain and improve the quality of drinking Refer to the Material Assets: Built Services Chapter water supplies CH1 To protect the archaeological heritage of South Refer to the Cultural Heritage and Landscape Dublin with regard to entries to the Record of Chapters Monuments and Places – including the Saggart Zone of Archaeological Potential – and the context of the above within the surrounding landscape where relevant

CH2 To preserve and protect the special interest Refer to the Cultural Heritage and Landscape and character of South Dublin’s architectural Chapters heritage with regard to entities to the Record of Protected Structures Architectural Conservation Areas, and their context within the surrounding landscape where relevant

L1 To protect and avoid significant adverse impacts Refer to the Landscape Chapter on the landscape, landscape features and designated scenic route; especially with regard to areas of high amenity of the Dublin Mountain Area

Table 2.1 – SEO Objectives

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2.5. Appropriate Assessment Screening Report

An Appropriate Assessment Screening was also carried out for the Local Area Plan Lands as required under Directive 2001/42/EEC to ensure that developments and effects arising from the LAP, either individually or in combination with other plans and projects, shall not give rise to significant effects on the integrity of any Natura 2000 site.

2.6. Conclusion

In conclusion a review of the relevant planning policy for the proposed development following:

. The Fortunestown LAP has been approved and deemed to be in accordance with national, regional and local policy documents. Compliance with these planning policy sources indicates the appropriateness of the current proposal from a proper planning and sustainable development perspective.

. The environmental impacts of the LAP have been examined in making the LAP and the SEA assessments undertaken provide a strategic level assessment of the impacts on the receiving environment of implementing the proposals contained within the LAP.

. An Appropriate Assessment Screening Report was undertaken in making the LAP.

Figure 2.3 - Boherboy Neighbourhood Framework (Source: Figure 6.21 Fortunestown LAP 2012)

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3.0 DESCRIPTION OF PROJECT AND ALTERNATIVES

3.1 Introduction

This chapter has been prepared by Delphi Design Architects and Planners (Tracy Armstrong MRUP MIPI MRTPI) and provides a description of the project site in the context of its receiving environment and a description of the project. As required by the EIA Directive and regulations thereunder, this chapter also outlines the Main Alternatives considered.

The project description in Section 3.3. should be read in conjunction with the plans and particulars submitted with the planning application including the statutory planning notices and the Planning Report / Statement of Consistency.

In accordance with the Environmental Impact Assessment Report Preparation Process various mitigation measures are detailed in this report and can either be incorporated during the planning process or as conditions of a grant of planning permission.

3.2 Site Context

The lands are situated in the south west corner of the LAP lands with a site area measuring approximately 17.6ha. The lands are located south of the existing Carrigmore estate, west of the existing Corbally / Verschoyle estate and north of the Boherboy Road. To the west of the site lies greenfield land zoned OS – To preserve and provide for open space and recreational amenities in the SDDC Development Plan 2016 -2022.

The subject site slopes from a south to north and is currently undeveloped, greenfield land, being used for agriculture. The lands have a long planning history, with the eastern portion (Zone B / Kelland Homes Ltd lands) having been zoned for residential land use since the 1998 South Dublin County Development Plan and the adjoining lands (Zone A / Durkan New Estates Ireland Ltd land) being zoned for residential land use in the subsequent 2004 Development Plan. While the lands were zoned for residential development in 1998 and 2004 respectively, the aforementioned Development Plans required the preparation of a Local Area Plan, however, this did not occur until the adoption of the 2012 Fortunestown Local Area Plan, which remains the relevant LAP in place.

The subject site represents the development of the entire Boherboy Neighbourhood within the Fortunestown Local Area Plan (2012) and is divided by a ditch running from north to south. The lands are in dual ownership with the western portion of the lands are owned by Durkan Estates Ireland Ltd. representing 8.08ha of the site while to the east Kelland Homes Ltd. owns 10.19ha of land. It the applicants’ intention to provide for a coordinated approach to the development of these lands, in line with proper planning principles, hence the joint application for permission.

The main access roads to the lands is from the N81 Tallaght by-pass and then the Boherboy Road to Saggart which runs along the southern boundary of the site and from which the proposed development will be directly accessed. The subject site is also located close to the Red Luas line with the Fortunestown Luas Stop located to the north of the site.

The surrounding area has experienced a rapid level of growth in the last 20 years with significant levels of both residential and commercial development, altering the environment from a rural to suburban setting.

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3.3 Proposed Development

The project in question is a residential development consisting of 609 no. dwellings comprised of a mix of houses, duplex units and apartments, along with a crèche, and all associated site development and infrastructural works, open spaces, car parking, landscaping, etc.

The proposed development consists of two adjoining sites to be developed by (a) Kelland Homes Ltd. for 330 no. dwellings and a crèche on the eastern side, bounded by the Corbally Stream and (b) by Durkan Estates Ireland Ltd. for 279 dwellings on the western side. Access to the development will by via two no. proposed vehicular access points from the Boherboy Road, along with the provision of a roadside footpath at the Boherboy Road, which will run eastwards to the junction with the N81.

In accordance with the requirements for the Fortunestown LAP, a linear park (along with the eastern boundary of the site, abutting Corbally Stream) will be developed as part of the first phase of development in tandem with the permission. This linear park will accommodate pedestrian and cyclist access to the District Park to the north which connects to Fortunestown Centre, Citywest Shopping Centre and the Fortunestown Luas passenger stop. The site layout plan accommodates the central hedgerow, while open spaces are provided throughout, all of which contribute to the green infrastructure of the area. by being lined footpaths and cycle routes. Approximately, 18% of the site area is being provided as open space.

There are existing wayleaves traversing the site which will not be impacted upon by the proposed development. The Fortunestown LAP identifies a school site in the north-western part of the site. To this end, approx. 1.28ha of land is reserved for the provision of a school in the future, should the Department of Education and Skills require same.

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Fig. 3.1 – Proposed Site Layout Plan

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3.4 Site and Development Works

The project includes the following works:

. Services infrastructure, utilities and public lighting; . Pumping station, . ESB sub-stations, . Public and private open space; . Landscaping; . Car parking and bin storage; . Building and directional signage and . All associated site and development works.

Further details are provided in the plans and reports submitted with the planning application.

3.5 Project Life-Cycle

Beyond the construction and operational phases, there are no further phases of development envisaged for this project.

3.6 Adjoining Development

This is a location in which residential use is a long established use, with further residential development currently being delivered within the Fortunestown LAP area, e.g. Citywest Village (Ref. SD15A/027), Cúil Dúin (Ref. SD14A/0121) and Edenbrook (Ref. ABP 302398-18). The adjoining land uses to the immediate north and east and long established residential estates i.e. Carrigmore to the north and Corbally / Verschoyle to the east of the development site. The development also adjoins the District Park (to the north-east) which acts as the primary park for the LAP area and into which the current proposal will provide a number of pedestrian and cyclist connection points.

3.7 Construction

3.7.1 Construction Management

On receipt of a grant of planning and prior to the commencement of works, a detailed Construction Management Plan (CMP) will be prepared. The contractor will be required to comply with and implement the requirements and mitigation measures as set out in this EIAR and any conditions imposed as part of planning permission.

An Outline CMP has been prepared for the proposed project and is included with the planning application documentation. In addition, an Outline Construction Traffic Management Plan (CTMP) has also been prepared and is also included as part of this application. Certain assumptions are made in both the Outline CMP and CTMP based on the information available at this time and, for the avoidance of doubt, it is not proposed or intended that

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A Construction and Demolition Waste Management Plan has also been prepared and is submitted with this application.

All of the aforementioned plans include further information on the construction programme and construction related activities. The Plans also address issues relating to site access, compounds, site security, waste management contractors’ responsibilities etc.

3.7.2 Construction Programme/Phasing

It is estimated that the construction of the proposed development will take approximately five years to complete. The applicants have provided an indicative construction programme in the Outline CMP (submitted with Planning Application documentation) which depicts the sub-areas only for development. The intended sequence of development may change post grant of planning permission as a detailed construction programme is dependent on contractor appointment, market and other considerations.

3.7.3 Site Preparation

There is no significant excavation (i.e. no basements proposed) or demolition required for the project. Excavated material on site will predominantly be re-used on site / within the applicant’s landholding.

The contractor(s) will require connections to the following services / utilities for the duration of the works:

. Water Supply; . Foul Sewer; . Surface Water Sewer; . Electricity; . Telecommunications.

3.7.4 Construction Activities

The construction works associated with the project will be contained within the application site boundary. These works will include excavation, earthworks, etc.

Some construction activity may take place off-site, within the applicant’s landholding. These activities may include access and haul routes, site compound(s), storage of materials and soil/excavated material, screening and processing of existing materials for re-use within the development works, construction parking, staff welfare facilities etc. These areas will be identified in the detailed CMP.

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The contractor will be guided by the Outline Construction & Demolition Waste Management Plan with regard to reuse, recovery, recycle and disposal of waste produced during construction.

3.7.5 Construction Material

The proposed development will have a requirement for imported materials, primarily concrete, steel, stone and asphalt. The estimated quantities for the overall development are provided in the Outline CMP.

The majority of new materials brought to site will be used immediately. The remainder will be stored within the site boundary.

Material excavated on the site/applicant’s landholding will be used in construction. The re-use of this material reduces the quantity of materials being imported to the site. Prior to use, this material will be subject to appropriate testing to ensure material is suitable for construction. Locations to stockpile this material will be identified by the contractor(s) in the CMP.

3.7.6 Construction Traffic

An Outline Construction Traffic Management Plan (CTMP) has been prepared with a formal CTMP to be prepared by the appointed contractor prior to commencement of development which will outline proposals for construction deliveries and staff accessing the compounds and construction sites.

During all phases of construction access to all existing properties adjoining the development lands will be maintained. Local traffic management procedures will be put in place where required.

Site access / egress routes and construction traffic generation are discussed in Chapter 12 and reflected in the enclosed Outline CTMP.

3.8 Alternatives Examined

The consideration of Alternatives is an important part of the EIA process. By examining alternatives considered and indicating the main reasons for choosing the proposed development, it is possible to reduce or minimise environmental impacts and ensure that better solutions are not overlooked.

In the first instance, the proposed development is considered relative to the “do-nothing”, “do-minimum” and “do- maximum” scenarios.

The consideration of alternative land uses was undertaken in the Fortunestown LAP SEA. This SEA considered 4 scenarios of alternative visions of how future development of Fortunestown might occur:

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The consideration of alternatives sites for the proposed development is also addressed insofar as it applies to the project and a range of design alternatives which were examined in the design of the proposed development are also presented with reasons outlined for the approach taken where appropriate.

3.8.1 The ‘’Do Nothing’’ Scenario

The “Do Nothing” Scenario describes the impacts of the proposed development, if it were not carried out. The positive benefits to the national, regional and local community arising from implementing the LAP and the development of this site would not materialise in the “Do Nothing” scenario. In addition, the “Do Nothing” scenario would result in non-compliance with the National Planning Framework (NPF) published by the Government in 2018, which is the Government’s high-level strategic plan for shaping the future growth and development of the country out to the year 2040. The NPF contains inter alia the following objectives: A key element of the NPF’s strategy is compact growth with the key features being:

. National Policy Objective 3a - Deliver at least 40% of all new homes nationally, within the built-up footprint of existing settlements;

. National Policy Objective 32 - To target the delivery of 550,000 additional households to 2040.

This alternative is therefore not attractive.

3.8.2 The “Do Minimum” Scenario

The “Do Minimum” Scenario could involve the construction of the subject site at the minimum density prescribed in the LAP for this area, i.e. net residential density of c.30 units per hectare. However, the current proposal is supported by national and local planning policy to provide housing and intensify land use through increased densities within walking distance of light rail stops.

3.8.3 The “Do Maximum” Scenario

The “Do Maximum” Scenario could involve the construction of the entire site in one phase of development i.e. circa 600 residential units. This would involve a greater degree of disruption to the receiving environment in the short term. This alternative was discounted on the basis of practical considerations relating to phasing of development, funding and feasibility.

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3.8.4 Alternative Location, Size and Scale

The location and proposed housing mix has been determined by the land use zoning objectives contained in the SDCC Development Plan 2016-2022 and the Fortunestown LAP. In addition, cognisance has been paid to An Bord Pleanála’s Opinion (Pre-application Consultation Ref. 302802-18) in relation to density and housing mix. The proposed development has also had regard to the following Section 28 Ministerial Guidelines: (i) 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 and (ii) the Guidelines for Planning Authorities on Building Heights and Urban Development, 2018 and their SPPRs.

As noted above, this LAP was subjected to its own environmental assessment including consideration of alternative scenarios. Therefore, apart from localised interpretation of the LAP to suit conditions on the ground, no alternative sites were considered in this EIAR as the development of these site for the uses proposed has been identified as a strategic objective.

This is in line with EPA Guidelines (2002 and 2017 Draft Guidelines) which recognises that it is not realistic to consider alternative options for projects which have been previously determined by a higher plan.

“Hierarchy

EIA is only concerned with projects. Many projects, especially in the area of public infrastructure, arise on account of plans, strategies and policies which have previously been decided upon. It is important to acknowledge that in some instances neither the applicant nor the competent authority can be realistically expected to examine options which have already been previously determined by a higher authority (such as a national plan or regional programme for infrastructure or a spatial plan).” (Source: EPA Guidelines on the information to be contained in Environmental Impact Statements, Section 2.4.3. Alternatives, page 12).

It is noted that the suitability of the subject site for the nature of development proposed was considered as part of the SEA process undertaken by SDCC in the making of the LAP.

3.8.5 Design Alternatives

The design parameters for the current application are set down in the first instance in the LAP which has determined the land use mix, the building height / plot ratio and other physical characteristics.

Insofar as the EIA is concerned, alternative layouts, designs and phasing arrangements were considered for the project. This involved taking into account the various technical and environmental considerations which are addressed in the EIA and which informed the design of the proposed development.

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3.8.6 Alternative Processes

This is a residential / urban development and therefore there are no alternative processes to be considered.

3.8.7 Conclusion on Assessment of Alternatives

On the basis of the foregoing, it is considered that all reasonable alternatives to the proposed development are considered and no alternatives have been overlooked which would significantly reduce or further minimise environmental impacts.

The assessment of alternatives also provides the main reasons for the developers selecting the proposed development as the chosen project.

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Part B

Effects on the Environment

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4.0 POPULATION AND HUMAN HEALTH

4.1 Introduction

This chapter provides an assessment of the social and economic context of the area within which the project is to be developed and an assessment of these issues. It addresses issues relating to impacts on population and human health. The potential impacts on people identified in the EIAR, arising from the proposed development, relate to noise and dust nuisance, visual amenity and traffic etc. Most of these issues are addressed in specific chapters within the EIAR, including the risk of major accidents / disasters associated with same.

The potential impacts on people arising from the proposed development include noise and dust nuisance, visual amenity, traffic etc.

This Chapter has been prepared by Delphi Design Planning & Architecture (Tracy Armstrong, BA, MRUP, MIPI, MRTPI).

4.2 Assessment Methodology

The assessment involved a desktop study of the relevant planning sources and other demographic information relevant to the area outlined in Chapter 2 of this EIAR and information from the Central Statistics Office (CSO). Based on this study, it was possible to consider the presence, importance and sensitivity of the population and the potential likely significant impacts on both the local and wider community. Based on these sources, the assessment involved a desk study of a range of planning and other sources. A profile of the residential communities adjacent to the proposed development is presented under the following headings:

. Land Use/ Settlement Patterns; . Population Growth; . Socio-economic Profile; . Community Facilities; . Movement and Transportation .

As part of the desk study it was noted that the likely environmental effects of the proposed development were assessed previously at a strategic level as part of the Fortunestown LAP SEA. According to the assessment SEO HH1 is relevant in terms of this chapter:

“To protect human health from hazards or nuisances arising from traffic and incompatible land uses”

The public was consulted in the making of the Fortunestown LAP and their views taken into account by SDCC in finalising and adopting the Fortunestown LAP.

Perceptions of the proposed development are subjective, however, it is considered that the impacts presented are representative of the impacts on the majority of those residing/working within the study area.

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4.3 Receiving Environment

4.3.1 Study Area

The existing site is greenfield that slopes from south to north with the Boherboy Road level being at c. 146m OD with a slope down to a contour of c. 119m OD at the northern boundary. The site has no inhabitants but is bounded by existing residential developments to the north (Carrigmore Estate) and east (Verchoyle Estate/ Corbally Estate). To the south, the site abuts the Boherboy Road while to the west of the site lays an individual dwelling, and greenfield lands, beyond which is Saggart village. The proposed site is approximately 17.6ha, irregular in shape and has a dividing dry ditch running along a north south axis acting as the boundary between the two ownerships.

For the purposes of this assessment, a study area was identified and is broadly defined as the study area defined for the preparation of the Fortunestown LAP - see figure 4.1 below.

Figure 4.1 – Fortunestown LAP Plan Lands and Study Area (Source: Figure 2.1 Fortunestown LAP 2012)

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This study area includes 5 distinctly defined character areas: . Business District; . Established Residential District; . New Residential District; . Mixed District 1– Kingswood; . Mixed District 2 – Saggart and Boherboy.

The area in relation to this proposed development is the Mixed District 2: Saggart & Boherboy. The Mixed District 2 comprises three distinct areas namely Citywest Hotel and Golf Complex; Saggart Village; and Boherboy.

The EPA Guidelines (2002) and Advice Notes (2003) identify sensitive receptors as neighbouring landowners, local communities and other parties which are likely to be directly affected by the project. In particular homes, hospitals, hotels, schools and rehabilitation workshops and commercial premises are noted. Regard is also given to transient populations including drivers, tourists and walkers.

The sensitive receptors impacted upon by Air, Noise and Visual effects are identified in the relevant Chapters of this EIAR (Chapters 8, 9 and 15). The existing receptors specifically relevant to this Chapter include:

. The residents of Carrigmore, Corbally / Verschoyle and Saggart Lakes residential estates; . The schools south of Fortunestown Lane;

Future receptors will be the residents of the proposed development and the schools proposed for development within the Boherboy Neighbourhood.

4.3.2 Land Use Planning/Settlement Patterns

The project site is large, greenfield site zoned for residential use. Within the study area, the existing settlement pattern provides for a varied mix of uses including residential, light industrial, warehouse, office, recreational, retail and service uses.

Residential uses occupy the largest proportion of the Study Area. Recreational and tourism uses in the form of the Citywest Hotel, Golf Course and Convention Centre are concentrated in the western quadrant of the Study Area. Recreational lands and community facilities also permeate the eastern quadrant of the Study Area.

The main concentration of retail and service uses occurs close to the centre of the Study Area at the Citywest Shopping Centre.

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Light industry, warehouse and office uses are primarily concentrated in the Citywest Business Park with a small cluster at Magna Business Park.

4.3.3 Population growth

The Study Area includes the following Electoral Division (ED’s): . Tallaght - Jobstown . Tallaght - Fettercairn (the majority of this ED) . Saggart (a significant amount of this ED)

A small area of the Rathcoole ED is located within the Study area. Due to the limited extent of this area, it has been excluded from the demographic analysis.

The three EDs of Saggart, Tallaght-Fettercairn and Tallaght-Jobstown have grown to a population of 30,219 persons as per the published census data for 2016.

This is a growth of 11% (2,922) overall for the 3 ED’s in the study area for the five year period since the 2011 census. Prior to this, the population had grown at a rate of 24% between 2006 and 2001. Please refer to Table 4.1 “Population change for EDs in the Study Area”:

Electoral Division 2006 2011 2016 % Change 2011 -2016

Saggart (ED ID 3027) 1,857 3,060 4,113 34.4%

Tallaght-Fettercairn (ED ID 3030) 6,633 7,607 8,318 9.3%

Tallaght-Jobstown (ED ID 3032) 13,483 16,630 17,788 7%

Total 21,973 27,297 30,219 11%

Table 4.1 – Population Change for ED’s in the Study Area (2011 – 2016)

In addition to the resident population, there is also a significant working population within the study area.

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4.3.4 Socioeconomic Profile

The socio economic profile of the study area is presented using the 2016 Census data.

4.3.4.1. Household Formation

The total number of households in the study area was 9,339 according to the 2016 Census data. The total number of households in the Tallaght-Jobstown Area was 5,528 in 2016, 2,368 in Tallaght-Fettercairn and 1,443 in Saggart.

The average household size has increased from each of the ED’s within the Study Area, with an average of 3.2 persons per household in 2016. This is compared to 3 persons per household in 2011.

4.3.5 Age Profile

Figure 4.2 below provides a comparison of the population’s cohorts in the study area with South Dublin County and the State as a whole.

The number of persons under 44 in the study area was 84% in contrast to 67% in South Dublin County Council and 63% in the State. This demonstrates that the study area has a young population when compared to the population of the State and South Dublin County.

Age Profile 40% 35% 30% 25% 20% 15% 10% 5% 0% 0-14 15-24 25-44 45-64 65+

Study Area SDCC State

Figure 4.2: Age Profile of Study Comparison with Study Area SDCC and State

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4.3.6 Community and Outdoor Facilities The area is well served with a range of community facilities including education, religious, childcare, medical, leisure and community facilities. Facilities within the study area include 6 no. primary schools, 3 no. medical centres, Youth and Community Centre, Tallaght Leisure Centre, playground and jogging track within the adjoining District Park to the north-east and a community room to rent in the Citywest Shopping Centre.

4.3.7 Movement and Transport

4.3.7.1 Public Transport

The area is served by both Dublin Bus and Luas Red line service, with the Saggart and Fortunestown Luas stops located to the north-west and north-east of the application site. These are high frequency services connecting the study area to Tallaght Town Centre and Dublin City Centre. Park and ride facilities are also provided at the Citywest Campus Stop and at the Cheeverstown Stop.

The nearby Citywest Campus offers other connections on top of the Dublin Bus service through private bus operators including Martleys Coaches (which provides a scheduled service from Citywest to Ballsbridge with stops at Heuston Station, O’Connell Bridge and St. Stephens Green) and Dualway (which provides a scheduled service through Citywest Campus between the N7 and N81

4.3.7.2 Road Network The N81 Blessington Road is located to the south of the development site and connects into the N82 Citywest Road which is to the east of the subject site. The N7 runs to the north of the site. The application site is therefore well connected to the national road network.

4.4 Characteristics of Proposed Development

The proposed development is described in Chapter 3 and is comprised of 609 no. residential units and a crèche, which it is anticipated will likely be constructed over three phases of development, public open space and associated recreation.

The project requires the demolition of the existing ruined agricultural sheds located in the south-east corner of the site. The proposed development does not require the removal and replacement of any third-party boundaries.

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4.5 Construction Impacts, Mitigation and Monitoring Measures

4.5.1 Construction Impacts

Overall, subject to adherence to best practice and implementation of appropriate mitigation measures detailed below and elsewhere in this EIAR, the overall temporary impacts associated with the construction phase (excluding employment which will be positive) are considered to be negative and slight/moderate.

The main areas of impact are as follows:

Residential Amenity Construction of the proposed development will last for approximately 3.5 - 5 years. During this time, the proposed development will cause a certain amount of loss of amenity, disruption and inconvenience to local residents, particularly the residents who are located closest to the project.

These impacts will be related to construction traffic (particularly HGVs) and travel disruption and also to the generation of noise and dust which is generally associated with the construction of such infrastructural projects. These issues are considered elsewhere in this EIAR and mitigation measures identified. In particular, the access constraints arising in respect of receptors are considered in Chapter 12 - Materials Assets: Transportation and impacts arising from the generation of noise and dust are considered in Chapter 9 – Noise and Chapter 8 – Air Quality respectively. The visual impacts of the development are considered in Chapter 15 – The Landscape. The overall impacts associated with the construction phase are temporary/short term and moderate.

Land Take The construction works associated with the proposed development will generally be contained within the application site boundary. The proposed development also includes the provision of a footpath along the Boherboy Road eastwards to the junction with the N81, as identified within the red line boundary of the application and for which a letter of consent from the Planning Authority is included with this application for permission.

Planning Permissions It is possible that other construction projects may be taking place at the same time as the proposed development. Where relevant, the cumulative effect of any adjoining projects being under construction at the same time will be considered in the relevant sections of this EIAR.

Employment At the height of the construction programme, there may be up to 100 construction workers on the site. Apart from the direct employment associated with the project, additional employment will be generated through the multiplier effect. In this case, the multiplier effect refers to the indirect impact that new spending has when it is circulated

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through the local economy. In the context of the overall economy of the area, the impact of the project in terms of employment (direct and indirect) will be slight and positive.

Health and Safety The construction of any project of this nature has potential to give rise to an impact on health and safety of human beings if such activities are not managed properly. These concerns are addressed in the Outline CMP submitted as part of this planning application.

Mitigation In order to ensure the protection of the residential amenities of adjoining residents, a Construction Management Plan will be prepared prior to the commencement of development.

Mitigation measures to address the potential impacts of noise, air, traffic etc. on people are included in the following chapters of this EIAR.

The timing of construction activities, working hours and the rate of progress of construction works are a balance between efficiency of construction and minimising the impact on the local community and road users. Constraints will be specified in the contract documents. Typically, construction working hours adjacent to residential areas or sensitive noise receptors will be limited to hours noted in Section 11.6.3 of the County Development Plan:

. 7am – 7pm Monday to Friday . 9am – 1pm Saturday

During the construction period, it is anticipated that there may be times that construction work will be necessary outside these standard hours. Deviations from these standard times will be agreed in advance with SDCC.

Monitoring

Measures to monitor potential negative effects on people in respect of noise, air, traffic etc. are included in the following relevant Chapters of this EIAR. In respect of the impacts assessed above, the contractor will monitor development during the construction phase to ensure compliance with the parameters of the CMP. Remedial action will be taken, if required, to ensure construction activities conform to its requirements.

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4.6 Operational impacts, mitigation and monitoring measures

4.6.1 Operational Impacts

Land Use Planning Policy

The current County Development Plan and Fortunestown LAP set out the overall land use patterns for the LAP lands, including the lands on which this residential project is proposed. It is part of wider proposals for new residential development in the Fortunestown area, including a total of 3,300 dwelling units.

The nature of the development is permanent and will in time change the character of the area from rural to urban. It will also act as a catalyst for the future development in the area, as provided for in the settlement plans.

The issue of land use and compatibility with the surrounding area has been assessed at the strategic level in the Fortunestown LAP SEA 2012. This SEA includes a specific SEO “to protect human health from hazards or nuisances arising from traffic and incompatible land uses” (SEO HH1-See Table 2). In approving the LAP, it was accepted that the mix of land uses are compatible uses (i.e. residential, open space and enterprise and employment) and will not impact on human health.

Overall, the impact on land use and settlement is considered to be moderate, permanent and positive.

Population

Projected residential population from the proposed development will be c.1, 900 persons. This is based on the average number of persons per household for the Study Area in 2016 being 3.2 persons (source: Census 2016) This is part of the overall population increase envisaged in the LAP for the Study Area of circa 10,000 people. (3,300 units, with an average household size of 3.2 persons per household). The impact on population is considered to be permanent but slight.

Community and outdoor facilities

The population increase will result in a greater demand for community and outdoor facilities in the study area. The LAP, in planning for the projected populations increase, has made provision for the development of new community and civic facilities in the Study Area – these will include community centres, community rooms, a library, youth cafes and park facilities including children playgrounds and sports facilities. The majority of such facilities will be located at the District Centre and nodal points where streets and pathways intersect, and to which the proposed development will have direct pedestrian and cyclist access.

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A primary school has been designated on the Boherboy development site. This site remains reserved for such use until such time as the Department of Educations and Skills confirms the need for same. There are 6 no. existing schools in the area, along with 2 no. permitted new primary schools to the north of the site, and a site reserved for a secondary school within the Fortunestown LAP lands. As the proposed development is built and occupied, it is envisaged that many of the new residents will enrol their children in these local schools.

A creche is proposed as part of this planning application that will serve the childcare needs of future residents of the proposed development. Pre-school/childcare facilities are expected to be accommodated within existing and permitted childcare facilities in the study area.

The overall impact on community and outdoor facilities is considered to be moderate and positive.

Traffic/Luas

The proximity of the proposed development to the Saggart and Fortunestown Luas passenger stops, as well as existing bus routes along the N81 Tallaght/Blessington Road will encourage modal share among future residents. The operational traffic impacts (including the potential for congestion) are considered in Chapter 11 (Material Assets: Transportation).

4.6.2 Mitigation

Where relevant, mitigation measures to address the potential impacts of noise, air traffic etc. on people are included in the following Chapters of this EIAR. No further mitigation measures are proposed.

4.6.3 Monitoring

Measures to monitor the potential negative effects on people by noise, air, water, traffic etc. are included, where relevant, in the following chapters of this EIAR. No further monitoring measures are proposed.

4.7 Residual Impacts

The residual effects of the construction and operation of the project on the socio-economic character of the area and the local community (i.e. population and human health), subject to the implementation of the various mitigation measures outlined in this EIAR are identified as follows:

. The development will facilitate the implementation of the County Development Plan and Fortunestown LAP proposals for the subject lands.

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. In accordance with the phasing requirements for the Local Area Plan, the project will provide for a linear park alongside the Corbally Stream to cater for pedestrian and cycle path from the Boherboy Road to the public open space to the north-east (District Park) to be developed in tandem with the permission. It is also proposed to retain a 10m biodiversity strip as a Green corridor for connections from the development to the surrounding area.

4.8 ‘Do Nothing’ scenario

In the ‘Do Nothing’ Scenario, the proposed large scale residential development on the subject lands would not proceed. The positive benefits to the national, regional and local community arising from implementing the residential development proposals of the County Development Plan and Fortunestown LAP for the subject lands would therefore not materialize.

4.9 Reference List Please refer to Documents listed in Section 1.9.7.

Figure 4.3: Study Area, showing 5 distinct character areas (Source: Figure 4.1. of Fortunestown LAP 2012).

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5.0 BIODIVERSTIY / SPECIES AND HABITATS

5.1 Background of Ecological Consultants Dr. Mary Tubridy & Associates, Ecologists, undertook the ecological assessments for all possible requirements including Environmental Impact Assessment and Natura Impact Statements. The persons responsible for this chapter are: Dr Mary Tubridy BA Mod ( Botany) M.Sc (Spatial Planning) PhD (Ecology), MCIIEM, MIPI. She has been working as a consultant ecologist since 1988 and has carried out Ecological Impact Assessments of housing schemes, warehouse developments and tourism facilities as well as being responsible for government funded research projects examining the relationship between biodiversity and spatial planning. Her consultancy has been studying this site since 2010. Associates who have directly contributed to this report include Joe Adamson, a full time consultant ornithologist and Dr. Julian Reynolds, Lecturer in Freshwater Ecology TCD. Previous studies which have been carried out at the site and which inform this report were carried out by Dr. Valerie Mc Carthy, Lecturer in Environmental Science in DKIT, Tom Cooney, full time consultant ornithologist and Willie Carr, Sciurus Ecological Solutions, a mammal ecologist.

5.2 Introduction This report has been written to assist Dublin South County Council in carrying out an Impact Assessment of the proposal to develop housing at Boherboy, Tallaght. Appropriate Assessment (Screening and Natura Impact Statement) examined the impact of the proposed development on Natura sites, annexed habitats and species; bats, otter and crayfish (Tubridy and Associates, 2019). It concluded that the development will not have a significant negative impact on nearby Natura sites but that mitigation measures will be needed to avoid significant impacts to bats which forage in the site. This report provides an assessment of the impacts of the development proposal on all other features of biodiversity interest, non-annexed habitats, hedgerows, flora, freshwater ecology, birds and badger.

Fig. 5.1 shows the location of the site

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The site (Fig. 5.1) comprises two fields in agricultural use covering an area of 17.6ha in the townland of Boherboy. They are situated on the lower foothills of the Dublin Mountains, within 130-150m contours and are bounded by hedgerows. As well as fields the site also contains several derelict farm buildings and sheds along the southern boundary. They include the porch of the original farmhouse, two large corrugated roofed haybarns and several small sheds, two of which still have roofs. The site is bounded by the Boherboy Road (which links Tallaght and Saggart) to the south, by agricultural land to the west, housing to the south and a mix of housing and abandoned fields to the east. The Corbally Stream, a tributary of the Camac, flows alongside the eastern and northern boundary. It is between 0.75m and 2.0m wide, rarely more than 30cm deep and is bounded by hedgerows. It enters the site at the south-east corner and exits at the north-west after which it is partly culverted before it discharges into the Camac at Baldonnel. The Camac then flows (partly culverted) through the city before entering the Liffey at Heuston station. The Camac contains populations of trout. However the Camac catchment has been badly affected by urbanisation and its channel impacted by culverting which prevents upstream movement of species. EPA reports show that the Camac has been found to be slightly polluted upstream of Saggart (station 0100) with a Q-rating of 3-4. The river is moderately polluted at stations downstream of Saggart (stations 0250 and 0310) of between Q2-3 and Q3. Under the Water Framework Directive the Camac has been designated as a heavily modified water body owing to the presence of flood defences which include the construction of flood relief culverts, embankments and weirs. The proposed development involves the provision of 609 housing units, a crèche, associated roads and open space (18%).

5.3 Legislation and policy context 5.3.1 Introduction The assessment has regard for legislation and policy related to biodiversity surveying and impact assessments for the features of biodiversity covered by this report i.e. non-annexed habitats and species.

5.3.2 National, regional and local policies

Wildlife Act 1976 and Wildlife (Amendment) Act 2000 including all amendments 1976-2011 all of which are referred to as the Wildlife Acts.

The Wildlife Act is the principal piece of wildlife legislation in Ireland. It provides protection to wild species of plants and animals and in so doing implements international obligations on biodiversity which apply to Ireland (such as the Bonn and Bern Conventions and the Convention on Biodiversity). It allows for the statutory designation of protected areas (Natural Heritage Areas) of national importance which can be of landscape or ecological interest. According to the Wildlife Act (Hedgerow regulations made under section 46) hedgerows should only be cut between the beginning of September and the end of February.

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Under this legislation the following areas within 5km of the site have been proposed for designation as pNHA’s. (Table 5.1). Dodder Valley pNHA 6km Dodder between Firhouse and Oldbawn (000991) bridges. Last remaining stretch of natural river bank vegetation of the Dodder in the built up Greater Dublin Area. Lugmore Glen pNHA 2.5km Fine example of a wooded glen with a good (001212) representation of woodland plants including the rare Yellow Archangel Lamiastrum galeobdolon . Slade of Saggart pNHA 2km Good example of a wooded river valley and and Crooksling a small wetland system. The presence of Glen (00211) rare Yellow Archangel, Halticoptera patellana (a rare invertebrate) and a variety of wildfowl species adds to the interest of the site. Grand Canal pNHA 5km Excellent example of a wetland system with (002104) associated semi-natural vegetation in its immediate environs

Table 5.1 Designated sites of national importance within 10km of study site

Flora Protection Order 2015 (S.I. No. 356/2015) which lists plant species protected under the Wildlife Acts. Irish legislation requires protection to be given to particular species of plants and animals which are listed in the Irish Red Data Books. Irish Red Data books have been prepared for plants (Wyse Jackson et al, 2016), bryophytes (Lockhart et al, 2012), macro moths (Allen et al, 2016), amphibians, reptiles and freshwater fish (King et al, 2011), cartilaginous fish (Clarke et al, 2016), terrestrial mammals (Marnell et al, 2009), bees (Fitzpatrick et al, 2006), water beetles (Foster et al, 2009) and ephemeroptera (mayflies) Kelly Quinn and Regan, (2012)

Various evaluations exist for particular groups (particularly flowering plants and birds) which have been drawn up by specialist non-governmental organisations. These do not have a statutory basis but can be of considerable assistance in the evaluation of the regional or local importance of sites. Useful sources for Dublin include the Flora of County Dublin (Doogue et al, 1998 and a list of threatened birds drawn up by BirdWatch Ireland (Colhoun and Cummins 2013).

Data sets in the NPWS and in the National Biodiversity Data Centre can be accessed to obtain information on the location of important species.

Examination of the databases in the NPWS website revealed records of the following important species in the vicinity of Boherboy (Table 5.2).

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Table 5.2 Records from 10km² Grid Square associated with Boherboy

The National Biodiversity Data Centre mapping contains a record of a badger sett c 2km from the site.

Habitat mapping has regard for the definitive guide to habitats in Ireland (Fossitt, 2000) and best practice in habitat mapping (Smith et al, 2011).

The Regional Planning Guidelines (Dublin Regional Authority and Mid East Regional Authority 2010) highlight the Green Infrastructure value of the Dublin/Wicklow Mountains and the potential of natural features to be developed for recreational usage. They also require that each county produce a Green Infrastructure Strategy alongside its Development Plan.

The Green Infrastructure Strategy within South Dublin CDP (South Dublin Development Plan 2016-2022) has an objective to preserve valuable hedgerows.

G2 Objective 6: To protect and enhance the County’s hedgerow network, in particular hedgerows that form townland, parish and barony boundaries and increase hedgerow coverage using locally native species.

It has also has objectives relevant to the Corbally Stream.

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Environmental Impact Assessment Report, Boherboy, Saggart, Co. Dublin. ______G3 Objective 2: To maintain a biodiversity protection zone of not less than 10m 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.

The Fortunestown LAP (South Dublin County Council 2014) contains policies and objectives requiring the integration of natural features with the development of green areas and green routes linking parks and other service areas within and outside the LAP.

Development standards highlight natural features. They require that existing habitats and elements of wildlife and heritage value such as hedgerows, streams and trees located within the Plan Lands be retained as much as possible and that planning applications for development should be accompanied by flora and fauna studies, tree surveys and landscape management plans.

According to the LAP an appropriately landscaped buffer should be provided at the southwest corner of the Plan Lands adjacent to the Mill Road where the lands rise above the 150metre contour to provide an appropriate transition between development within the Plan Lands and the surrounding rural area.

5.3.3 Monitoring of the impacts of development on biodiversity

The approach and methodologies used to monitor the impacts of development on the features of biodiversity covered in this report are based on the following documents produced by statutory agencies and specialist ecologists.

EIAR Guidelines 2018

Guidelines produced by the Dept. of Planning, Housing and Local Government (Department of Planning, Housing and Local Government 2018) specify the procedures involved in preparing an Environmental Impact Assessment Report. These guidelines can be interpreted for all topics covered by the EIAR including biodiversity.

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They describe the several stages involved in the preparation of an EIAR. The initial stages include screening and scoping to clarify the type of assessment required. An EIAR should include the following:

(a) A description of the project comprising information on the site, design, size and any other relevant features of the project;

(b) A description of the likely significant effects of the project on the environment; (c) A description of the features of the project and/or measures envisaged avoiding, preventing or reducing and, if possible, offsetting likely significant adverse effects on the environment; (d) A description of the reasonable alternatives studied by the developer, which are relevant to the project and its specific characteristics, and an indication of the main reasons for the option chosen, taking into account the effects of the project on the environment. (e) A non-technical summary of the information referred to in points (a) to (d) (f) Any additional information specified in Annex IV of the Directive/Schedule 6 to the 2001 Regulations, as amended, relevant to the specific characteristics of a particular project or type of project and to the environmental features likely to be affected. These guidelines have regard for obligations under EU law for projects, and the provisions on EIA which have been incorporated in Irish law through the Planning and Development Acts and national legislation on biodiversity. The EIA Directive was first transposed into Irish law by the European Communities (Environmental Impact Assessment) Regulations, 1989 (S.I. No. 349 of 1989) which amended the Local Government (Planning and Development) Act, 1963 (and other legislation) to provide for environmental impact assessment. Regulations continue to be made under this act. Other obligations arising from membership of the EU related to watercourses and invasive species.

The Water Framework Directive 2000/60/EC The directive (www.wfdireland.ie) recognises the multiple values of wetlands including their value to biodiversity. It covers all watercourses including small streams and drainage ditches. As a result of this Directive proposals for development have to describe their impact on wetland quality and functioning and stating what and how a desired condition will be maintained by development. This directive complements specific legislation which is now enforced concerning water quality and pollution such as the Local Government (Water Pollution) Act, 1977/ 1990 and the Fisheries (Consolidation) Act, 1959 (No. 14 of 1959) as amended by Fisheries (Amendment) Act, 1962 (No. 31 of 1962) and by the Fisheries Act, 1980 (No. 1 of 1980) Sections 171 and 172 of the 1959 Act.

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The European Communities (Birds and Natural Habitats) Regulations 2011 S.I. 477 These regulations detail the legal context regarding the introduction and dispersal of certain non-native invasive plants and animals. Section 49 and 50 of the Regulations specify that it is an offence to disperse or spread any plant species or associated vector material listed on the Third Schedule of the Regulations.

IEEM Guidelines The representative body for ecologists (The Institute for Ecological and Environmental Management) has produced guidelines on best practice for fieldwork and the assessment of impacts of development on biodiversity (IEEM 2018).

NRA guidelines These guidelines are based on NRA’s experience of road construction projects. . National Roads Authority Environmental Assessment and Construction Guidelines (2004-2007).

. National Roads Authority’s Guidelines for the Crossing of Watercourses during the Construction of National Road Schemes (2004-2007).

. National Roads Authority’s Guidelines for Assessment of Ecological Impacts of National Road Schemes, (2009).

5.4 Methodology

5.4.1 Introduction

Biodiversity and impact assessment studies commissioned by the landowners have been carried out at the site since 2010. Results were compiled in the following reports, Tubridy and Associates, (2011), Tubridy and Associates, (2014), Tubridy and Associates (2017) and Tubridy and Associates, (2019). The results of all these studies have been examined for this report. Fieldwork was carried out to update information on habitats, flora, birds, invasive species, badger status and freshwater ecology in 2018. Methodologies are outlined in this section and were similar to those used in earlier field studies.

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5.4.2 Desk research to characterise the baseline environment

Desk research principally involved an examination of previous reports and assessments of the site which covered habitats, flora, invasive species, bats, badger, birds, freshwater ecology, crayfish and otter. National data bases (on biodiversity) were checked in 2019 for recent records in the vicinity of the site. Soils and land use history was researched through examining geodiversity (geology and soils), historic mapping and aerial photography. The GSI web site provided information on local geology and hydrology. Information on historic land use was obtained through examining historic mapping in Trinity College map library (1836; 1868) and aerial photos (dated 1995, 2000 and 2005) through the Ordnance Survey website. Information was also obtained through consultations with land managers and observation of farming activities during regular visits to the site since 2010.

5.4.3 Fieldwork to assess habitats, flora, birds, hedgerows and freshwater ecology

Habitat mapping has been carried out at the site since 2010 using the Heritage Council promoted classification system (Fossitt, 2000) and methodology (Smith et al 2011). For the purposes of this report, and following the same approach, Mary Tubridy carried out habitat mapping in May 2018.

Plant recording has also been taking place since 2010. In May 2018 Mary Tubridy again inspected the entire site and lists of the principal plant species were compiled for habitats within it using fruiting and vegetative characteristics. Particular attention was paid to the presence of rare flora recorded in the locality and invasive species. Plant nomenclature followed Parnell and Curtis (2012). English names are according to Scannell and Synott (1987).

Hedgerows were assessed in May 2018 using a methodology which is based on Lyons & Tubridy (2006), Clements and Tofts (1992) and used extensively in biodiversity surveys carried out by Mary Tubridy in Kilkenny, in south Dublin, including previous surveys in Boherboy. For each hedgerow information was collected on their average height and width, gappiness, biodiversity value (number of native tree and shrub species and suitability for birds), number of layers (herb, shrub, trees), structural features (bank, ditch, water), connections to other hedgerows, and antiquity (whether the hedgerow existed in the 1840s and whether it was a townland or barony boundary). Scores were allocated depending on the condition of these characteristics. See Appendix 1 for details of the scoring system.

During the inspection of hedgerows in May 2018 attention was also paid to any evidence of mammals such as burrows, setts, tracks, claw sharpening and feeding particularly at the site where a badger sett had been identified in a previous study (Tubridy and Associates 2014)

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The watercourses on site were re-examined by Dr. Julian Reynolds on 28th April 2018. The Corbally Stream was net-sampled at four points, indicated on Fig 2 (also with grid references). Drainage ditches were also sampled at two points, and Q values and SSRS indices estimated. A specific search was made for signs of otter and the protected white-clawed crayfish, Austropotamobius pallipes. The latter was looked for at the three stream sites and also in both drains (where low water levels suggest it would not be expected to occur). A 20 m stretch of riffle was checked upstream of the Mill Road bridge, including stone hide searches and kick samples, and 5 m stretches at the lower sites, where the woody debris and bank-side vegetation were both sampled. The approach and methodology were similar to that carried out in 2011 by Dr Valerie McCarthy and reported in Tubridy and Associates, 2014. See Appendix 2 for details of the methodology used for that assessment.

S5 S4

Fig. 5.2 Location of stream sampling sites within the survey area in 2018

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To examine the status of birds including barn owl the site was surveyed on the 22nd May 2018 between the hours of 0900 and 1200 by Joe Adamson, consultant ornithologist. The same methodology was used in a 2011 survey (Tubridy and Associates, 2014).Weather at the time of survey was dull and overcast, with a light northeasterly wind. The haybarn by the entrance to the site was inspected for the presence of roosting or breeding barn owl Tyto alba, a red- listed species. All parts of the site were surveyed by systematically walking and recording birds heard and observed within the site boundary. A list of birds observed during the site visit was then compiled for the entire site. A note was made of any species of conservation interest.

5.4.4 Impact assessment Criteria developed by Nairn and Fossitt (2004) and used in national surveys for road developments were used to assess the significance of habitats and species. They are summarized in Appendix 3.

The following types of impacts on biodiversity were assessed: . Loss or fragmentation of key habitat area . Disturbance to key species . Reduction in species density . Changes in key indicators of conservation value

The significance of impacts depends on the sensitivity of the features which are affected. An impact to areas of Low Local Value is not significant. An impact to features of moderate value (High Local Value) is a moderate negative impact and the impact to a feature of County Importance and National Importance would be significant and would require mitigation.

5.4.5 Consultations

Preparation of the AA for this site required consultations with the Biodiversity Officer of South Dublin County Council and NPWS (reported in Tubridy and Associates, 2014). The Biodiversity Officer drew attention to the potential value of the site for crayfish, otter and badger.

5.4.6 Limitations There were no constraints to field studies for the biodiversity features described in this report. While the bird survey was carried out by a different ornithologist, the 2018 used the same methodology and reference was made to the results of the original survey.

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5.5 Baseline Environment 5.5.1 Geodiversity and land use history GSI mapping (Fig. 5.3) shows that the acid rock, shale, underlies the southern end of the fields and limestone at the northern end.

Fig. 5.3 Bedrock geology in the vicinity of Boherboy

All soils have formed from glacial till derived from sandstone and shale. The geotechnical analysis reported in Mullarkey (2019) shows that this varies in depth between 1.9m-3.5m and is greater at the southern end of the site. Soils are a mixture of podzols and gleys, the latter in the low lying sections of the site. Historical maps confirm a long history of agricultural usage. Since the mid 19th century the site has been used exclusively for agriculture. The principal changes between the mid 19th century and the present are 1) the removal of a drainage ditch which ran east west across the centre of the site and 2) abandonment of farming related buildings. Aerial photographs suggest that land use has been intensive in recent decades and involved tillage and cattle grazing. Associated with urbanisation litter and garden waste has appeared in some of the boundaries. Recent management for farming since 2011 has included the clearance of all brambles near hedgerows, the removal of a remnant section of hedgerow in the eastern field, the deepening of drainage ditches and cutting of hawthorn in the hedgerows to 2.5m. In the absence of management walls have collapsed in one of the abandoned farm outbuildings.

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5.5.2 Habitats

Habitats shown on Fig. 4 include Improved Agricultural Grassland (GA1) in both fields, the Corbally Stream (FW2), small areas of semi-natural scrub (WS1), Buildings (BL3) and Hedgerows (WL1). Appendix 3 contains a checklist of plants recorded at the site between 2011 and 2018.

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5.5.3 Hedgerows Table 5.3 provides a score for the hedgerows mapped on Fig.5.4

Hedgerow number 1 2 4 5 6

Height 4 3 4 2 4

Width 2 1 2 1 2

Gaps 1 4 3 4 4

Native Trees and shrubs 4 4 2 4 4

Value to Birds 2 3 4 3 4

Structure of Vegetation 3 3 4 4 4 in Hedgerow

Diversity of hedgerow 1 4 4 3 4 environment

Connectivity to other 4 5 4 5 5 hedgerows

Cultural Value 2 2 4 2 6

Total score 23 29 31 28 37

Sycamore Occasional Dominated by Rare presence of Some mature ash Notes common. holly and hazel. Willow species. Yew and holly. and hazel.

Gappy. Garden rose.

Table 5.3 Hedgerow assessment

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Hedgerow assessments in 2018 (Table 5.6) revealed small changes since 2014. The hedgerow beside the Corbally Stream is still the highest ranking hedgerow. Almost all hedgerows now score marginally lower than what was recorded in 2014 as bramble scrub adjacent to all hedgerows has been cleared thus reducing their width and cutting has reduced the height of some hedgerows. The remnant hedgerow (H3) has been removed but its bank is still obvious. Ash is still the commonest tree in these hedgerows. There are occasional sycamore, holly and hazel, and gorse is common in the hedgerow running through the site.

5.5.4 Flora and invasive species

Neither protected nor rare plant species are found at this site. The locally rare plant Yellow archangel was not seen. Species of local interest include three willow species, hazel, yew, holly, wood anemone, cowslip and oxlip. The invasive species snowberry was present at several locations in 2011. Since 2011 it has been cleared from the western side of Hedgerow 5. It is still present sparingly in Hedgerow 1 and on the eastern side of Hedgerow 6 at the northern end.

5.5.5 Birds Bird species are shown in Table 5.4:

Species Qualification Criteria Comments

Buzzard One heard and observed, west of the site. Likely Buteo buteo to be breeding in the area, but not onsite. Woodpigeon Four observed overhead. Columba palumbus Barn Swallow SPEC 3 Frequent overhead. Hirundo rustica Sand Martin SPEC 3 Occasional overhead. Riparia riparia

Robin BDMp1 Four males singing (holding territory) in Erithacus rubecula hedgerows around site.

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Blackcap Two males singing, one from the scrub at the southeast of the site and a second bird to the Sylvia atricapilla west of the shed at the entrance. Chiffchaff One heard at the north of the site. Phylloscopus collybita

Blue Tit One observed at the entrance, at the south of the Cyanistes caeruleus site.

Great Tit Family party of five observed at the east of the Parus major site, comprising three juveniles.

Wren Two calling birds observed at the east and west Troglodytes troglodytes of the site. Magpie Three birds observed in total. Pica pica

Rook Frequently observed flying overhead. No Corvus frugilegus rookeries observed at the site. Hooded Crow Two observed mobbing the Common Buzzard. Corvus cornix Starling SPEC 3 Occasional overhead. Sturnus vulgaris Chaffinch Two territories along the southern boundary. Fringilla coelebs Goldfinch Family party of four flying overhead, with two juveniles. Carduelis carduelis

Table 5.4 : Bird species recorded within the site during the May 2018 bird survey

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Environmental Impact Assessment Report, Boherboy, Saggart, Co. Dublin. ______Qualifying criteria: BDMp1 (short-term decline in breeding population), SPEC 3 (species with unfavourable conservation status in Europe but which are not concentrated in Europe) Four Amber-Listed species, namely barn swallow, sand martin, robin and starling were observed. The only Amber- Listed species observed at the site that is likely to breed on the site, is robin. The other Amber-Listed species were observed flying overhead, and are likely to breed in suitable habitat, locally. There was no evidence, in the form of regurgitated pellets or droppings of barn owl. In addition, there were no swallow or starling nests within the haybarn or other buildings on site. While a buzzard was observed west of the site it is unlikely to breed within the site, as there were no suitable mature trees present.

5.5.6 Badger and terrestrial mammals The inspection showed that the badger sett on the western side of Hedgerow 5 which was active in 2011 (Tubridy and Associates, 2014) is no longer in use. Badgers may have been disturbed by drain deepening works adjacent to the hedgerow. The rabbit warren is still present in the hedgerow along the western boundary. A dead fox was seen in the field in 2018.

5.5.7 Corbally Stream Results of fieldwork by Julian Reynolds in 2018 in the Corbally Stream and drainage ditches are in Table 5.4.

Location Characteristics of freshwater biodiversity in kick sample Drainage Ditch beside Hedgerow 2 Rich fauna of mayfly and stonefly nymphs, cased and (fed by a small spring) uncased caddis, fly larvae (tipulids, simuliids and chironomids), and gammarid shrimps Gammarus duebeni. No molluscs were found. Drainage Ditch beside Hedgerow 5 (fed by an A sparse fauna consisted of cased caddis, gammarids, intermittently wet spring) water-lice Asellus aquaticus, and a few midge (chironomid) larvae. Corbally Stream (locations within, upstream and Upstream of the site pollution sensitive stonefly and downstream) ecdyonurid mayfly nymphs were not seen. Stones were coated intermittently with traces of heterotrophic slime growths (‘sewage fungus’), and the fauna was dominated by gammarids, with many baetid mayfly, cased caddis, and two leeches. Within the site at S4 the fauna consisted of occasional stonefly nymphs, many baetid and occasional other mayfly nymphs, naked and cased caddis, a few chironomid larvae and Asellus, and many gammarids. One large female three-spined stickleback, Gasterosteus aculeatus, was found. At S5 one stickleback was taken, also two baetid mayfly, a few other mayfly nymphs, cased caddis, many gammarids, two Asellus, a marsh snail (Lymnaea palustris) and an aquatic mite. No crayfish were seen.

Table 5.4 Biodiversity associated with drainage ditches and the Corbally Stream

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The conclusions of the assessment are that:

1. The results confirm the assessment prepared by Dr Valerie Mc Carthy in 2011 (Tubridy and Associates, 2014) who concluded that the stream and drains are suffering from moderate organic pollution (Q3), and scored as small streams ‘at risk’ (SSRS), both upstream of, and within the Boherboy site. It was considered that this condition probably resulted from diffuse inputs of inorganic fertilizer upstream of the catchment. Chemical analyses carried out in 2011 showed that that water quality was not good. Ammonia concentration was below the threshold environmental quality standard for ‘good status’ of 0.065 mg/L-N. While oxygen concentrations at both sites were within limits set down by the Freshwater Fish Directive it was concluded that the stream is a poor habitat for fish due to poor water quality, culverting at the exit (preventing salmonids from downstream reaching the site), and the use of the stream by grazing cattle in winter causing siltation.

2. The western drain was of interest in its relatively high biodiversity, and the fact that it was depositing tufa (Calcium carbonate) on its substrate. Tufa was not evident in the eastern drain or the Corbally stream.

3. While macroinvertebrate species characteristic of reasonably good quality water were found including nymphs of the stonefly Leuctra sp. (at S4), mayfly species including Paraleptophlebia sp., and several cased caddis (Limnephilidae, Sericostomatidae) no very sensitive stonefly or mayfly nymphs were encountered confirming the intermediate status of the waters.

4. No crayfish nor signs of otter were found, despite specific searches. The current water quality would suggest that crayfish could not survive long-term, however they could return if conditions improve.

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Based on the system developed by Nairn and Fossitt for the NRA (see Appendix 4) features of the site examined for this report were evaluated for their value to biodiversity. The results are summarized in Table 5.5:

Level of Feature Rationale Significance

International* None National None County Corbally Stream and Hedgerows 4 and 6 Protected by South Dublin Development Plan, GI strategy and Fortunestown Local Area Plan.

Local (higher Hedgerow 2 and associated drainage Important for habitat and species diversity level) ditch FW4 and bird feeding and roosting. WS1 Scrub

Local (lower Hedgerow 5, Grassland (GA1) Buildings are of low value unless used by level) Buildings (BL3) roosting bats and nesting sites (for barn owl and birds).

Table 5.5 Significance of biodiversity at the site

*The AA covers features of international interest.

Fig. 5.5 provides a visual representation of the relative biodiversity interest of the site.

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5.6.1 Introduction The impact assessment is based on the relative value of the features of the receiving environment which could be affected (see Table 5.5 for a summary assessment and Fig 5.5 for their location), information provided by the developers on the nature of the development and the consultants experience of the impact of similar developments on biodiversity. It covers both positive and negative impacts associated directly and indirectly with the development of the site.

5.6.2 Do-nothing scenario

In the absence of development at the site it is likely that its value for biodiversity will decline at a slow rate. Cattle will continue to damage the banks of the Corbally Stream introducing silt into the water and thus reducing the value of this freshwater habitat. There will be regular large scale clearance of brambles near hedgerows, drain deepening and hedgerow cutting activities on a timescale and using methods which are not sympathetic to biodiversity. If fields are used for tillage large amount of artificial fertilizer will be spread, causing run off of N and P into adjacent drainage ditches.

5.6.3 Development proposal

The proposal involves the construction of 609 residential units served by various internal roads and a new access from the Boherboy Road (Fig. 5.6). The proposed development identifies the location of a future link road into Corbally to the east, in accordance with the Development Plan roads objective.

Approximately 18% of the site will comprise public green space, including a 10m wide green corridor along the Corbally Stream, two green spaces along the southern and western boundaries and a floodplain green space along the northern boundary. The Corbally Stream and the central hedgerow will be developed as green routes involving the retention of their existing vegetation and augmented planting of native species to improve their structure. Riparian habitat along the Corbally Stream will be improved by appropriate planting of native herbs, shrubs and trees. Birch will be planted in residential areas. To service the proposed development water will be obtained from an existing County Council water main which runs along the Boherboy Road.

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Environmental Impact Assessment Report, Boherboy, Saggart, Co. Dublin. ______

Fig.5.6 Proposed development

A completely separate foul and surface water drainage system is proposed to service the development. A foul water pumping station will be provided in the north-east corner of the site which will pump the effluent up to a new 225mm diameter foul sewer to be constructed on the Boherboy Road. This new foul sewer will then flow by gravity eastwards for c.1km along the road into the existing public foul sewer in the De Selby housing estate.

In order to manage surface water the site has been divided into six drainage catchments and run off from hard surfaces will be managed using “SUDS” type initiatives including: . Filter drains to the rear of the housing to cater for run off from rear roofs and patios.

. Filter Swales adjacent to roadways. It is proposed to construct fifteen filter swales along the site roads at specified locations which will allow surface water runoff from roads to be intercepted and infiltrate to ground. Single camber roads are to be constructed to drain into these filter swales where appropriate.

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Environmental Impact Assessment Report, Boherboy, Saggart, Co. Dublin. ______. Permeable paving to all private parking areas of the houses and in the car parking spaces of the duplex and apartment units.

. Green roofs with extensive planting are proposed for the entire flat roof area of the seven apartment blocks (c.4,215m2) in the northern portion of the site.

. Rainwater butts (200l) will be installed into the rear downpipes of the semi-detached houses.

Residual surface water will be managed using a mainly void arched attenuation system ( StormTech MC4500 system) and an over ground grassed/landscaped detention basin. These attenuation systems are located at the bottom of each catchment. The outfall rate from all six of the catchments will be restricted to the greenfield run off rate. The quality of the run-off is to be maintained by minimizing the impermeable surfaces especially in the car parking areas, and where possible diverting road generated surface water runoff into filter swales. Upstream of the underground storage systems silt-trap/catchpit manholes and petrol interceptors will be provided to remove these contaminants. All out-falling attenuated flows will drain into ditches which in turn connect with the Corbally Stream.

5.6.4 Impacts of the development on biodiversity

Associated with this development are the following direct impacts to biodiversity:

Almost all vegetation in the fields will be removed and replaced with hard surfaces (houses and carriageways), gardens and landscaped open space. Hedgerows 1 and the earth bank (BL2) will be removed. The vegetation within 10m of the Corbally Stream will be retained and the area developed as a Green Route.

Attenuated surface water will drain into the Corbally Stream. Small sections of wetland habitat (c30m) associated with the Corbally Stream and its associated high quality hedgerows will be modified by the installation of pedestrian/cycling link roads.

Indirect impacts during construction are the increased risk of contaminants reaching the Corbally Stream such as silt and fuels. Direct impacts post construction are the presence of dogs, night-time lighting, noise and dumping of garden waste leading to disturbance to local wildlife and the increased risk of introducing invasive species to semi-natural areas.

A beneficial impact of the development is the removal of the invasive snowberry in Hedgerow 1 and the incorporation of natural features as transport routes in the overall design.

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Environmental Impact Assessment Report, Boherboy, Saggart, Co. Dublin. ______5.6.5 Significance of the impacts on biodiversity

The negative impact of the development on the grasslands and areas of low value (Hedgerows 1 and 5, grasslands and derelict buildings) is not significant and does not require mitigation. These are highly modified habitats with very low ecological value. Disturbance to barn owl in the hay barn (if present) would be a significant impact.

Impacts to features of High Local Value (Hedgerow 2 and associated drainage ditch FW4 ) are moderate negative impacts. It would be advisable to mitigate for an impact to these areas.

The potential impact to the feature of County Importance (Corbally Stream and associated Hedgerows 4 and 6) could be a significant impact. This requires mitigation in order to ensure that the development does not have a significant negative impact on local biodiversity.

5.7 Mitigation

5.7.1 Actions

5.7.1.1 Water quality

The development should incorporate measures during construction to reduce the risk of polluting materials entering the Corbally Stream and drainage ditches. Pedestrian bridges over the Corbally Stream should not impact directly on the watercourse and its associated wetland habitats.

Before construction starts a barrier (two above bar fence) should be erected throughout the site at least 10m from the Corbally Stream. No trenching, piling of building material (including topsoil) or parking of vehicles should take place within this area.

To reduce the risk of silt entering the watercourses the construction plan should schedule excavation works during the drier months. Construction works should include the development of a drainage system to reduce this risk. This would channel (gravity system) uncontaminated storm water run-off to a settling pond. The drainage system would incorporate ‘good engineering practice’ and would be capable of conveying maximum expected run-off volumes from the site.

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Environmental Impact Assessment Report, Boherboy, Saggart, Co. Dublin. ______During the construction phase particular precautions will need to be taken to avoid potential run off of pollutants such as cement, fuel, chemicals etc from flowing into watercourses. If stored on site they should be held in temporary bunded areas and if dispensed on site this should occur over areas of concrete hard standing with drainage to an oil/water interceptor.

Recommendations relating to construction measures should be elaborated in a Construction Environmental Management Plan.

5.7.1.2 Hedgerows

Before construction starts a barrier (two above bar fence) should be erected at least 2m from hedgerows to be retained in order to protect them from damaging construction related activities. Where large trees are present the barrier should be at least 2m from the drip line.

Where possible landscaping with native trees and shrubs commonly associated with existing hedgerows should be carried out in gaps in hedgerows being retained.

5.7.1.3 Minimising the impact of construction works to breeding birds and possible presence of barn owl Hedgerow and shrub removal should only take place during the period allowed by the Wildlife Act (between the beginning of September and the end of February) to avoid disturbance to nesting birds. Before its removal, the hay barn should be inspected by an ornithologist for signs of barn owl at least six months before work is scheduled to start. If this species is detected a license must be obtained from NPWS to allow disturbance.

5.7.1.4 Landscaping to enhance naturalness and mitigate for the removal of semi-natural habitats and species Consideration should be given to deepening the Corbally Stream in some locations to improve its value as a freshwater habitat. Where possible shrubberies using native species or at least wildlife friendly species should be established in the green spaces within the development. Recommended trees include ash and hazel. Shrubs include hawthorn and gorse. If native species are not used varieties of garden plants of value to birds and insects should be used in amenity planting including:

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Environmental Impact Assessment Report, Boherboy, Saggart, Co. Dublin. ______. Cotoneaster varieties such as Cotoneaster horizontalis, C. simonsii or C. salicifolius. . Barbary varieties such as B.darwinii and B. thunbergii . Aucuba Acuba japonica. . Veronica varieties are ‘Midsummer Beauty’, ‘Autumn Glory’ and Hebe salicifolia. . Lavender. Lavenders are particularly attractive to butterflies and plants should be arranged in groups rather than singly.

5.7.1.5 Impacts of mitigation

Mitigation measures will be adequate to ensure that the proposed development will not have a long term negative impact on local biodiversity

5.8 References

Allen D, O’Donnell M, Nelson B, et al (2016). Ireland Red List No. 9 Macro-Moths. Published by the NPWS Dublin. Clarke M, Farrell ED, Roche W, Murray TE, Foster S, Marnell F. (2016) Red List No. 11 Cartilaginous Fish. NPWS Dublin. Clement, D. K. & Toft, R. S. (1992) A Methodology for the Ecological Survey, Evaluation and Grading of Hedgerows. Countryside Planning and Management, U. K. Colhoun, K. and Cummins, S (2013) Birds of conservation concern in Ireland 2014–2019. Irish Birds 9: 523- 544. Department of Planning, Housing and Local Government (2018) Guidelines for planning authorities and An Bord Pleanála on carrying out an Environmental Impact Assessment. Department of the Environment, Heritage and Local Government European Communities (Natural Habitats) Regulations 1997 including all amendments 1997-2011. (www.irishstatutebook.ie/eli/2011/si/477/made/en/print) Dept. of Environment (2015) Flora (Protection) Order, S.I. No. 356/2015. (www.irishstatutebook.ie/eli/2015/si/356/made/en/print) Department of Environment , Heritage and Local Government (2009). Eastern River Basin Management Plan 2009 -2015. DOE and Dublin City Council, Dun Laoghaire Rathdown County Council, Fingal County Council Meath County Council and South Dublin County Council. (www.wfdireland.ie/docs/1_River%20Basin%20Management%20Plans%202009%20%202015/ERBD%20RB MP%202010/ERBD%20RBMP%206%20July%202010.pdf ). Doogue, D. et al. (1998), Flora of County Dublin. The Dublin Naturalists Field Club. Dublin Regional Authority and Mid East Regional Authority (2010), Regional Planning Guidelines for the Greater Dublin Area 2010-2022,

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Environmental Impact Assessment Report, Boherboy, Saggart, Co. Dublin. ______(emra.ie/dubh/wp-content/uploads/2015/02/Greater-Dublin-Area-Regional-Planning-Guidelines-2010-2022- Volume-I.pdf) Fitzpatrick Ú, Murray TE, Byrne A, Brown MJF, Paxton R. Regional Red List of Irish Bees. NPWS Dublin; 2006 Fossitt, J (2000), A guide to habitats in Ireland. The Heritage Council. Foster G, Nelson B, O Connor Á (2009) . Ireland Red List No. 1 Water Beetles. NPWS Dublin. IEEM (2015) 2nd ed. Guidelines for Ecological Impact Assessments in the United Kingdom and Ireland. Institute for Ecological and Environmental Management (www.cieem.net/data/files/Website_Downloads/Guidelines_for_Ecological_Impact_Assessment_2015.pdf)

Kelly-Quinn M, Regan E.(2012) Ireland Red List No. 7 Mayflies (Ephemeroptera). NPWS Dublin. King JL, Marnell F, Kingston N, et al. (2011) Ireland Red List No. 5 Amphibians, Reptiles and Freshwater Fish. NPWS Dublin. Lockhart N, Hodgetts N, Holyoak D.(2012) Ireland Red List No. 8 Bryophytes. NPWS Dublin. Lyons, M. & Tubridy, M. (2006), A Survey of Ancient and Species Rich Hedgerows in Dublin City. Unpublished report prepared for the Heritage Council and Dublin City Council. Marnell, F., Kingston, N. & Looney, D. (2009) Ireland Red List No. 3: Terrestrial Mammals, National Parks and Wildlife Service, Department of the Environment, Heritage and Local Government, Dublin, Ireland. Mullarkey, R (2019) Planning drainage/water services for residential site at Boherboy Road, Saggart, Co.Dublin, unpublished report prepared for Fenton and Associates to inform development proposal for Boherboy lands. Nairn, R and Fossitt, J (2004), The ecological impacts of roads and an approach to their assessment for national roads schemes. In J. Davenport and J.L. Davenport (eds) The effects of human transport on ecosystems, cars and planes, boats and trains, 98-114, Dublin Royal Irish Academy. National Roads Authority’s Guidelines for Assessment of Ecological Impacts of National Road Schemes, (2009). (www.tii.ie/technical-services/environment/planning/Guidelines-for-Assessment-of-Ecological-Impacts-of- National-Road-Schemes.pdf). National Roads Authority Environmental Assessment and Construction Guidelines (2004-2007). (www.tii.ie/technical-services/environment/planning/Environmental-Impact-Assessment-of-National-Road- Schemes-Practical-Guide.pdf) National Roads Authority’s Guidelines for the Crossing of Watercourses during the Construction of National Road Schemes (2004-2007). (www.tii.ie/tii-library/environment/construction-guidelines/Guidelines-for-the-Crossing-of-Watercourses-during- the-Construction-of-National-Road-Schemes.pdf). Nelson B, Ronayne C, Thompson. Ireland Red List No. 6 Damselflies and Dragonflies (Odonata). NPWS Dublin; 2011. Parnell J. & Curtis T. 2012. Webb’s An Irish Flora. Cork University Press. Scannell, M. and Synnott, D. (1987). Census catalogue of the flora of Ireland. Government Publications, Ireland.

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Environmental Impact Assessment Report, Boherboy, Saggart, Co. Dublin. ______Smith, GF, O’Donohue, P, O’Hora, K and Delaney, E (2011), Best practice guidance for habitat survey and mapping, The Heritage Council: Ireland.

South Dublin County Council (2014) Fortunestown Local Area Plan www.sdcc.ie/en/services/planning/local-area plans/existing/fortunestown/fortunestown.html South Dublin Development Plan (2016-2022) A Vision for South Dublin’s Future. South Dublin County Council, (www.southdublindevplan.ie/sites/default/files/documents/SSDC_Full_Development_Plan%20Draft_2_(low%2 0res).pdf). Tubridy and Associates (2011), Boherboy, Saggart: Biodiversity Report to Inform Framework Plan, unpublished report Prepared for Fenton Simmons Associates, Architects, Planners & Development Consultants Tubridy and Associates (2014), Application for Residential Development at Boherboy, Saggart:, Screening for Appropriate Assessment, unpublished report prepared for Fenton Associates, Architects, Planners & Development Consultants. Tubridy and Associates (2017), Invasive Plant Species Survey: Boherboy, Saggart, Co. Dublin, unpublished report prepared for Fenton Associates, Architects, Planners & Development Consultants. Tubridy and Associates (2019a), Application for Residential Development at Boherboy, Saggart: Appropriate Assessment (Screening and NIS), unpublished report prepared for Fenton Associates, Architects, Planners & Development Consultants. Wyse Jackson M, FitzPatrick Ú, Cole E, Jebb M, McFerran D, Wright M. (2016) Ireland Red List No. 10: Vascular Plants. Dublin, Ireland: National Parks and Wildlife Service, Department of Arts, Heritage, Regional, Rural and Gaeltacht Affairs.

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Characteristic Measurement Score Height <1.5m 1 1.5-2.5m 2 2.5-4m 3 >4 4

Width <1m 1 1m-2m 2 2m-3m 3 3m+ 4

GAPS 50% gaps 0 25%-50% gaps 1 10%-25% gaps 2 5%-10% gaps 3 <5% gaps 4 No gaps 5

Native Trees and Shrubs One-two 1 Three 2 Four + 3

Bird Value Roosting habitat only 1 Roosting, feeding habitat 2 Roosting, feeding, nesting habitat 3

Structure of vegetation in the Shrub layer only 1 hedgerow Shrub + herbs 2 Tree, shrub + herbs, open base 3 Tree, shrub + herbs, dense base 4

Diversity of the hedgerow 0 No bank/ditch environment Bank only 1 Bank + ditch 2 Bank, ditch, stagnant water 3 Bank, ditch, flowing water 4

Connectivity to other hedgerows No direct connections 0

Connection by water (ditch only) 1 1 connection 2 2 connections 3 3 connections 4 4 or more connections 5

Cultural Value Not on 1st ed OS map 1 On 1st ed map (but not townland 2 boundary)

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Appendix 5.2 - Methodology for assessment of Corbally Stream reported in Tubridy and Associates, (2014)

Physico-chemical parameters

Grab samples were collected at each station and stored in acid washed, deionised water-rinsed polypropylene bottles and transported to the laboratory in cooled insulated boxes and stored at 4 °C before analyses within 48 hours of collection. Samples were filtered through 0.45 µm Whatman® membrane filters. Phosphorus and nitrogen analyses were carried out colometrically using a flow injection auto-analyser (Lachat Quickchem®, Lachat Instruments, Loveland, Colorado, USA). Nitrate and nitrite, SRP and ammonia were determined following QuickChem® Methods 10-107-04-1-R, 10-115-01-1-V and 10-107-06-2-L, respectively. Total nitrogen and TP were analysed following QuickChem® Methods 10-107-04-4-B and 10-115-01-4-J, respectively. All samples were analysed in triplicate. Temperature, dissolved oxygen (DO), pH and conductivity were measured onsite using a YSI multiprobe.

Macroinvertebrate Counts

Kick samples for macroinvertebrate taxa identification were collected at each sampling station. Three samples A, B and C were taken around each Sampling point X. At Sampling point X sample A was collected in a shallow glide region directly adjacent to the cattle access point and sample B and C in a faster-flowing riffle about 100 m upstream from this point. At Sampling point Y where the substrate was muddy all samples were collected from the bank. Two minute travelling kick samples were used to collect the macroinvertebrate samples using a 500 µm pond net (and following ISO Standards for kick sampling). Where possible samples were taken from a range of meso-habitat types (stone, gravel, sand, macrophyte) and from riffled areas as fauna of riffles tend to be more sensitive to pollution impacts than those of slow flowing pool habitats. On collection samples were transferred to a plastic sorting tray before being washed into 500 ml plastic storage bottles and preserved in Industrial Methylated Spirits (IMS). They were then returned to the laboratory, the individual macro-invertebrates were removed from the detritus of the sample and stored in glass vials. They were then identified under a microscope and their abundances scored. Two biotic-indices of water quality were then applied; the EPA Q-value system and the Small Streams Risk Assessment (SSRS), which was designed specifically for small streams and is considered to be an efficient indicator of pollution risk from either point or diffuse sources. For the purposes of the Q-value system benthic macroinvertebrates have been divided into five arbitrary ‘Indicator Groups’ as follows: Group A – Sensitive forms, Group B – less sensitive forms, Group C – tolerant forms, Group D – very tolerant forms and Group E – the most tolerant forms. The relative abundances of taxa in each of the groups are used to assign a Q-value rating Q5 (unpolluted) to Q1 (seriously polluted). The SSRS

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Environmental Impact Assessment Report, Boherboy, Saggart, Co. Dublin. ______index categorises streams into three risk groups: at risk, probably at risk and not at risk. This is based on a sensitivity score applied to individual taxa indicating their tolerance to pollution. All samples were retained and stored for long-term records in 70% IMS.

Habitat Survey A brief habitat survey was conducted on the site to assess its suitability as a habitat for fish. This survey has limited scope as it was restricted to the river reach located within the bounds of the site. Nevertheless, some consideration of the conditions both up and down stream, based on information obtained from maps, was also taken into account. The habitat information was collected by walking the survey stretch and recording observational information of the site based on a series of parameters considered important in determining habitat suitability for fish. In the absence of a fish survey, a focus was placed on salmonid fish including trout which have previously been recorded in the Camac River. The parameters considered included; evidence of human modification, flow or water volume alteration, connectivity, evidence of pollution, bottom form complexity and material recruitment. The survey stretch was divided into a series of 5 m transects separated at random points along the stream length (see Fig. 1).The information collated during these transects was pooled to give an overall picture of habitat quality. Observations of stream bed structure were, therefore, limited to areas where access was possible.

Fig. 5.7 Location of transects for fishery assessment.

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Appendix 5.3 - Checklist of plant species (2011-2018)

Common name Scientific name Alder Alnus glutinosa Annual meadow-grass Poa annua Ash Fraxinus excelsior Autumn hawkbit Leontodon autumnalis Bent grass Agrostis capillaris Bitterswet Solanum dulcamara Blackthorn Prunus spinosa Bramble Rubus fruticosus agg Brooklime Veronica beccabunga Burdock Arctium minus Bush vetch Vicia sepium Chickweed Stellaria media Clustered dock Rumex conglomeratus Cock’s-foot Dactylis glomerata Coltsfoot Tussilago farfara Common bent-grass Agrostis capillaris Common cat’s-ear Hypochaeris radicata Common knapweed Centaurea nigra Common mouse-ear Cerastium fontanum Cowslip Primula veris Common sorrel Rumex acetosa Compact rush Juncus conglomeratus Cow parsley Anthriscus sylvestris Creeping bent-grass Agrostis stolonifera Creeping buttercup Ranunculus repens Creeping cinquefoil Potentilla reptans Creeping thistle Cirsium arvense Crested dog’s-tail Cynosuros cristatus Cuckooflower Cardamine pratensis Curled dock Rumex crispus Daisy Bellis perennis Dandelion Taraxacum agg. Dog rose Rosa canina Dog violet Viola riviniana Downy birch Betula pendula Elder Sambucus nigra English elm Ulmus procera False oat grass Arrhenatherum elatius False brome Brachypodium sylvaticum Field horsetail Equisetum arvense Flote-grass Glyceria fluitans Fools water cress Apium nodiflorum

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Environmental Impact Assessment Report, Boherboy, Saggart, Co. Dublin. ______Golden saxifrage Chrysosplenium oppositi folium Gorse Ulex europaeus Great plantain Plantago major Grey willow Salix cinerea spp cinerea Ground-ivy Glechoma hederacea Guelder Rose Viburnum opulus Hairy sedge Carex hirta Hard rush Juncus inflexus Hart’s-tongue Phyllitis scolopendrium Hawthorn Crataegus monogyna Hazel Corylus avellana Herb Robert Geranium robertianum Hoary willowherb Epilobium parviflorum

Hogweed Heracleum sphondylium Holly Ilex aquifolium Honeysuckle Lonicera periclymenum Italian Rye grass Lolium multiflorum Ivy Hedera helix Knot grass Polygonum aviculare Lesser celandine Ranunculus ficaria Lord’s and ladies Arum maculatum Meadowsweet Filipendula ulmaria Meadow vetchling Lathyrus pratensis Nettle Urtica dioica Osier Salix viminalis Oxlip Primula X polyantha Pale flax Linum bienne Perennial rye-grass Lolium perenne Petty spurge Euphorbia peplus Prickly sow-thistle Sonchus asper Primrose Primula vulgaris Ragwort Senecio jacobaea Reed canary grass Phalaris arundinacea Red bartsia Odontities vernus Red clover Trifolium repens Red fescue Festuca rubra Ribwort plantain Plantago lanceolata Robin run-the-hedge Galium aparine Rye grass Lolium perenne Sedge Carex sp Selfheal Prunella vulgaris Sharp-flowered rush Juncus acutiflorus Silverweed Potentilla anserina Smooth meadow-grass Poa pratensis Snowberry Symphoricarpos albus Soft rush Juncus effusus Soft shield fern Polystichum setiferum

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Environmental Impact Assessment Report, Boherboy, Saggart, Co. Dublin. ______Spear thistle Cirsium arvense Sycamore Acer pseudoplatanus Tutsan Hypericum androsaemum Water-cress Rorippa sp. Wavy bittercress Cardamine flexuosa White clover Trifolium repens Wild angelica Angelica sylvestris Wild plum Prunus domestica Wood anemone Anemone nemorosa Wood avens Geum urbanum Wood sedge Carex sylvatica Wood violet Viola reichenbachiana Yarrow Achillea millefolium Yorkshire fog Holcus lanatus

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Appendix 5.4 - Ecological evaluation of sites and species (adapted from the National Roads Authority’s Guidelines for Assessment of Ecological Impacts of National Road Schemes, 2009)

Rating Importance Characteristics A International European Site, including Special Area of Conservation (SAC), Site of Community Importance (SCI), Special Protection Area (SPA) or proposed Special Area of Conservation. Proposed Special Protection Area (pSPA). Site that fulfills the criteria for designation as a European Site (see Annex III of the Habitats Directive, as amended). Features essential to maintaining the coherence of the Natura 2000 Network. Site containing best examples of the habitat types listed in Annex I of the Habitats Directive. Resident or regularly occurring populations (assessed to be important at the national level) of the following: Species of bird, listed in Annex I and/or referred to in Article 4(2) of the Birds Directive; and/or Species of animal and plants listed in Annex II and/or IV of the Habitats Directive. Ramsar Site (Convention on Wetlands of International Importance Especially Waterfowl Habitat 1971). World Heritage Site (Convention for the Protection of World Cultural & Natural Heritage, 1972). Biosphere Reserve (UNESCO Man & The Biosphere Programme). Site hosting significant species populations under the Bonn Convention (Convention on the Conservation of Migratory Species of Wild Animals, 1979). Site hosting significant populations under the Berne Convention (Convention on the Conservation of European Wildlife and Natural Habitats, 1979). Biogenetic Reserve under the Council of Europe. European Diploma Site under the Council of Europe. Salmonid water designated pursuant to the European Communities (Quality of Salmonid Waters) Regulations, 1988, (S.I. No. 293 of 1988). B National NHAs Statutory Nature Reserve. Refuge for Fauna and Flora protected under the Wildlife Acts. National Park. Undesignated site fulfilling the criteria for designation as a Natural Heritage Area (NHA); Statutory Nature Reserve; Refuge for Fauna and Flora protected under the Wildlife Act; and/or

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Environmental Impact Assessment Report, Boherboy, Saggart, Co. Dublin. ______a National Park. Resident or regularly occurring populations (assessed to be important at the national level) Of the following: Species protected under the Wildlife Acts; and/or Species listed on the relevant Red Data list. Site containing viable areas of the habitat types listed in Annex I of the Habitats Directive C County Area of Special Amenity. Area subject to a Tree Preservation Order. Resident or regularly occurring populations (assessed to be important at the County level) Of the following: Species of bird, listed in Annex I and/or referred to in Article 4(2) of the Birds Directive; Species of animal and plants listed in Annex II and/or IV of the Habitats Directive; Species protected under the Wildlife Acts; and/or species listed on the relevant Red Data list. Site containing area or areas of the habitat types listed in Annex I of the Habitats Directive that do not fulfill the criteria for valuation as of International or National importance. County important populations of species, or viable areas of semi-natural habitats or natural heritage features identified in the National or Local BAP, if this has been prepared. Sites containing semi-natural habitat types with high biodiversity in a county context and a high degree of naturalness, or populations of species that are uncommon within the county. Sites containing habitats and species that are rare or are undergoing a decline in quality or extent at national level. D Local (higher value) Locally important populations of priority species or habitats or natural heritage features identified in the Local BAP, if this has been prepared; Resident or regularly occurring populations (assessed to be important at the Local level) of the following: Species of bird, listed in Annex I and/or referred to in Article 4(2) of the Birds Directive; Species of animal and plants listed in Annex II and/or IV of the Habitats Directive; Species protected under the Wildlife Acts; and/or Species listed on the relevant Red Data list. Sites containing semi-natural habitat types with high biodiversity in a local context and a high degree of naturalness, or populations of species that are uncommon in the locality; Sites or features containing common or lower value habitats, including naturalised species that are nevertheless essential in maintaining links and ecological corridors between features of higher ecological value.

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Environmental Impact Assessment Report, Boherboy, Saggart, Co. Dublin. ______E Local (lower value) Sites containing small areas of semi-natural habitat that are of some local importance for wildlife; Sites or features containing non-native species that are of some importance in maintaining habitat links.

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6.0 LAND, SOIL & GEOLOGY

6.1 Introduction

This section of the EIAR was drafted by Roger Mullarkey BScEng, DipEng, CEng, EurIng, MIEI, FConsEI of Roger Mullarkey & Associates Consulting Engineers. This section intends to assess and evaluate the potential impact the proposed development will have on the land, soils and geology during both the construction and operational phases. This section also intends to identify the nature of any impacts and provide the necessary mitigation measures arising from the proposed development.

6.2 Methodology The potential impact of the proposed development on the land, soils & geology has been carried out in accordance with the Guidelines on Information to be Contained in an Environmental Impact Statement as published by the EPA, the Advice Notes on Current Practice in preparation of Environmental Impact Statements (EMP 2003), the Draft EPA EIAR Guidelines 2017 and An Bord Pleanala on Carrying out Environmental Impact Assessments (DoECLG 22013). The following information sources were used in the assessment of the land, soils and geology of for the proposed development site; . Geological Survey of Ireland (GSI) website . Teagasc soil data sets . Ordnance Survey mapping . Topographical survey . Site Investigation reports . Site walkover visits . Discussions with SDCC Drainage Department

6.3 Receiving Environment

6.3.1 Site Description, Land Use and Topography The site area is c.17.6Ha and is currently Greenfield with some remaining farm sheds/outbuildings. The site is located just south of the Carrigmore and just West of Corbally residential developments. To the North-West of the site lies the Saggart golf course and the Boherboy Road bounds the Southern elevation of the subject lands.

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Fig 6.1 Site Location

A topographical survey was carried out on the site and indicates that the lands slopes sharply downwards from the South end of the site towards the North. The existing ground level gradients range from 1/7 to 1/30 generally. There is an approximate drop in level of 38m from the highest portion (SW) of the site to the lowest point (NW). The site survey drawing is included in the application and can be viewed as background on the Road & Block Levels drawing RMA Dwg.No.1324/201, 202 & 203 and is summarised in fig 2 below.

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Fig 6.2 Site Topography

6.3.2 Soils

The GSI publications and mapping indicate that the estate and surrounding area is underlain primarily by glacial till derived from Sandstone and Shale. The soils mapping indicates that glacial till derived from Limestone are present to the north of the site and rock outcrops or is very near to the surface to the north and north west of the site, coinciding with areas of extreme groundwater vulnerability and the locations of historic quarries on the historic mapping. The soil association composition as determined from the Teagasc website datasets (www.gis.teagasc.ie).

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The site investigation report prepared by Ground Investigations Ltd based on their excavations described the soils as Topsoil, Cohesive Deposits and Granular Deposits.

The Topsoil was encountered in the majority of exploratory holes and was present to a maximum depth of 0.3m BGL.

The Cohesive deposits were encountered beneath the Topsoil and were quite variable, described typically as brown, grey brown or occasionally as black slightly sandy slightly gravelly CLAY, slightly gravelly sandy CLAY/SILT, Laminated sandy SILT and sandy gravelly slightly organic CLAY.

The Granular deposits were encountered in the trial pits in the south of the site either as lenses within the cohesive deposits or as strata underlying upper cohesive deposits to the base of the trial pits. These deposits were typically described as brown or dark grey gravelly fine to coarse SAND and clayey sandy sub angular to sub rounded fine to coarse GRAVEL. These deposits had occasional cobble and rare boulder content where noted on the trial pit logs.

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Fig 6.3 – Subsoil mapping – Teagasc dataset – Loamy Drift

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Fig 6.4 – Subsoil mapping – Teagasc dataset – Southern end of site

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6.3.3 Geology

Fig 6.5 – GSI dataset 100k Bedrock mapping – Pollaphuca Formation

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Fig 6.6 – GSI dataset 100k Bedrock mapping – Calp or Lucan formation

6.3.4 Groundwater

GSI mapping indicates that the bedrock underlying the site (Pollaphuca Formation) is classified as a Poor Aquifer (P) - bedrock which is generally unproductive except only in local zones.

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Fig 6.7 – Aquifer Vulnerability – EPA/GSI dataset

The aquifer vulnerability for the area ranges from Low to Extreme. At the site location, the area is classified as having a Low Vulnerability. An area of Moderate and High Vulnerability is present surrounding the area of the site area. Generally, the High/Extreme Vulnerability areas are close to areas where bedrock is shallow or where sand and gravel deposits are expected and/or there is a thin cover of cohesive material above the bedrock. The Moderate/Low Vulnerability areas are likely to coincide with areas where sufficient thicknesses of cohesive glacial deposits are present above the bedrock or where deeper bedrock is expected.

Fig 6.8 – Groundwater Vulnerability – EPA/GSI dataset

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There are no recorded mineral or aggregate extractive licences sites in the immediate vicinity of the site as shown in the GSI Quarries Database, however there are a number of metallic and non-metallic mineral locations in Belgard to the east and in Lugmore to the south east of the site.

No ground water was noted as encountered during the trial holes investigations but it is noted that ground water levels can vary depending on the time of year. Refer to Ground Investigations summary report in the appendix of this document.

Site walkovers were carried out in varying weather conditions and the water table was not evident during of the visits.

6.4 Characteristics of the Proposed Development

Further detailed information relating to the site developments drainage and water infrastructure is outlined in a separate document prepared by Roger Mullarkey & Associates entitled “Drainage and Water Infrastructure Engineering Report”. In accordance with best practice, appropriate SuDS features included in this development which include the following elements; . Filter drains to the rear of the housing . Permeable paving to all private parking areas . Rainwater butts (200l) to the rear downpipes of the houses . Green roofs on the Apartment buildings . Filter Swales adjacent to roadways where feasible . Silt-trap/catchpit manholes . Hydrobrake flow controls limited to an overall Qbar greenfield rate (66.3l/s) . Petrol interceptors

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The proposed development will include surface water attenuation measures and underground geocellular/StormTech type tanks.

6.5 Potential Impacts 6.5.1 Construction Phase

As noted above, the construction phase will require the removal of top soil and storing on site in mounds for reuse. It is estimated that approximately 30,000m3 of top soil will be disturbed during the construction phase with c. 20,000m3 to be reused and the remainder to be removed to a licenced facility. Sub-soil excavation will be required to allow the construction of the roads, building foundations, drainage and ancillary services. It is estimated that the sub-soil volume to be excavated and removed is approximately 67,000m3.

The attenuation tanks will require significant excavation of sub-soil and temporary storing of the removed top soil for reuse in the detention basins. It is estimated that approximately 6,000m3 of sub-soil will be excavated and removed from the site for construction of the attenuation tanks.

There will be stockpiling for reuse of topsoil in gardens and landscape areas and surplus to be removed to a licenced facility.

Exposure of sub soil will be temporary. There is likely impact on subsoil exposed due to vehicle tracking, weathering and rainfall but the impact will be short term and slight in nature.

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Due to the use of heavy construction machinery on site during the construction phase, there will be a requirement for the onsite storage of fuels for the machinery. There is a risk associated with storing fuel on site and the impact of spillages may be characterised as having a likely, short-term, local, moderate adverse impact on the sub-soil.

There will be an increase in traffic of construction machinery across the site which will impact the sub-soil layers and discourage infiltration of rainfall to the water table. There is also an increased risk of mud and debris getting transferred to the surrounding local road network.

There will be large quantities of materials brought to site to facilitate construction such as concrete blocks, timber, reinforcement, etc. These deliveries will traverse above the constructed road network within the development.

The road levels have been designed to follow as closely as possible the existing contours of the site with the design principle of a balanced cut and fill earthworks landscaping of the development will restore the removed topsoil layer where not covered by development hard covering. The impacts of the removal of the soil are deemed to be short termed and moderate in the construction phase.

The removal of hedgerows to facilitate the development is minimised in this project due to the retention of the boundary conditions and most of the internal spine of hedgerow. There will be a moderate impact to the hedgerows to facilitate the construction of roads therefore the impact is deemed to be moderate and long term but localised. There will be a minimal impact on the groundwater as there is relatively little removal of hedgerows proposed in this development.

6.5.2 Operational Phase The operational phase of the development will have little or no impact on the soils geology for the lands. The silt/clay cohesive sub soil across the site does not allow for easy infiltration of surface water to the water table. There are several aspects to the Sustainable Urban Drainage Systems (SuDS) design features included in the development that direct surface water runoff to filtration facilities but each of these elements has an overflow feature to direct flows into the main drainage system where infiltration is possible. The SuDS features are a method of site control that reduces harmful chemical pollutants and sediment reaching the piped network. These pollutants are trapped in the grassed areas leading to the filter strips and reduce the surface water runoff rate and attenuate flows locally, therefore reducing stress on downstream facilities.

There is a moderate risk of groundwater recharge but given the vulnerability classifications of Low and Moderate of the ground water noted on the GSI datasets, the risk is deemed to be moderate and short term in nature.

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It is not anticipated that there will be any impacts to soils during the operational phase of the proposed development.

6.6 Potential Cumulative Impacts In the event of future development adjacent to the proposed development, it is not anticipated that there will be a significant impact on the land, soil or geology provided that the other developments implement the appropriate mitigation measures.

6.7 Mitigation Measures

6.7.1 Construction Phase As part of the SHD process, a Project Construction Management Plan (PCMP) is prepared and included in the application material. The PCMP will include a range of mitigating measures which will include the following; . All fuel stored is to be bunded within a secure hardstanding area with strict management control and access to same. Bunding is to be 100% + 10% of the volume stored. . The removal of the topsoil layer is to be carried out in a carefully managed process and in coordination with the construction phasing management of the development. . Topsoil stockpiles are to be located in such a manner as to minimise the risk of washing away into local drainage or watercourses. . Topsoil is to be reused in gardens and landscape areas as well as the attenuation detention basin areas. . The design of the road and block levels on the site has been carried out in such a way as to best balance the cut/fill aspects and to follow the natural site topography where possible. . The contractor is to have a full time site foreman responsible for the site management and is to be made fully aware of the relevance of the works in relation to the Corbally Stream. A site noticeboard is to be positioned in a suitably located prominent location on the site with the contact details of the person responsible for ensuring the pollution prevention methodology. . The construction management of this project will incorporate protection measures to minimise as far as possible the risk of spillage that could lead to surface and ground contamination. . Exposed subsoil in excavations is to be backfilled as soon as possible to minimise effects of weathering. . Surface water flows from the site will be directed to temporary siltation beds and screening before discharge to the receiving watercourse during the construction phase. . Wherever possible, excavated material will be re-used on the project in the construction of attenuation, bunding and landscape features. . The design of the layout has minimised the impact on the hedgerows and therefore there is little mitigation works to be implemented regarding hedgerows. The remaining central spine hedgerow is to be kept free of site storage or access and is to be appropriately cordoned off to discourage access during the construction phase. The site foreman/management will manage the protection of the remaining hedgerows and trees on the site.

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Environmental Impact Assessment Report, Boherboy, Saggart, Co. Dublin. ______. Wheel wash facilities are to be provided and implemented by the site management to minimise the uncontrolled removal of sub-soil on wheels and deposited on the local road network. . Earthworks machinery and deliveries are to be managed in a controlled fashion and cordoned onto specific haul roads.

6.7.2 Operational Phase It is not anticipated that there will be any long-term impacts on the soil during the operational phase of the development.

Any residual risk will emanate from contamination of surface water infiltrating to the subsoil via the SuDS features incorporated within the scheme.

Regular maintenance of the SuDS features is required to maintain the quality of the run off and prevention of blockages.

The surface water collected from the project has been designed in accordance with the CIRIA SuDS Manual and the Greater Dublin Strategic Drainage Study and the appropriate treatment train process has been applied in the design.

Maintenance of all SuDS features by the development management team is required until such a stage that the Local Authority take in charge the project.

Household waste generated in the operation of the development when completed is to be securely stored within designated collection areas by licenced waste management contractors. All communal designated waste storage areas are to have gullies connected to the foul drainage network to facilitate wash down as required.

6.8 Predicted Impacts 6.8.1 Construction Phase The current use of the lands as greenfield will be altered to a residential neighbourhood environment with associated landscape and drainage facilities. The predicted impact of fuel spillage on the soil and geology is deemed to be minimal once the mitigation measures outlined above are implemented in full. Moderate negative impacts for the construction phase will be for a short term duration only but provided that the mitigation measures are implemented, the proposed development will not have any significant adverse long term impact.

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6.8.2 Operational Phase There are no predicted impacts arising from the operational phase once the operational mitigation measures are implemented in full.

6.9 “Do Nothing” Scenario No change of use of the greenfield lands and therefore no further impact to the top soil, subsoil or geology would exist.

6.10 Worst Case Scenario In predicting a worst-case scenario, various considerations were undertaken involving accident, fire, flood and natural disasters. In considering the worst case for the soils and geology it was determined that hazardous chemical or fuel spill was the most likely to have a deleterious effect on the land. In the event of such a fuel spill, if the hazardous material were to infiltrate through the soils it would contaminate the local ground and could enter the groundwater if not recovered promptly. Therefore, it is imperative that effective site management of dangerous chemicals and fuels be implemented by the developer and compliance with the Construction Waste Management Plan is adhered to during the construction of the development. Responsible and competent implementation of the mitigation measures will result in making this worst-case scenario an unlikely event.

6.11 Monitoring & Reinstatement Implementation of the Site-Specific Construction Management Plan is necessary to protect the land, soils and geology throughout the development’s construction stage. Maintenance of the mitigation measures and monitoring of the management processes is required to ensure best practice. The following specific monitoring measures are to be implemented; . Monitoring of the management and storage of dangerous chemicals and fuel is imperative. . Monitoring of the quality and quantity of soil being removed from site is necessary to ensure that the most there is efficient reusing of suitable excavated soils on the site. . Adhering to the “Construction and Demolition Waste Management Plan”. . Implementation of Inspection Management Plan to ensure the suitable level of excavation is reached in the formation of foundations of structures and sub-base level of roads. . Monitoring and maintenance of the wheel wash facilities. . Monitoring of the stored stock piles of top-soil and sub soil on site. . Regular maintenance and monitoring of the sediment control measures upstream of the surface water outfall. . Monitoring of the necessary protection measures to the existing hedgerows and mature trees on the site.

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Upon completion of the construction phase, the only the monitoring of the maintenance of the SuDS features on the development will be required during the operational phase of the development.

Reinstatement of any disturbance to the open space areas will be required.

6.12 Difficulties in Compiling Information There were no particular difficulties encountered in compiling this section of the EIAR.

6.13 References Land Surveys Topographical mapping. Geological datasets available at www.gsi.ie Subsoil datasets available at www.gis.teagasc.ie Ground Investigations Ireland Ltd site investigation and soakaway reports.

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7.1 Introduction

This section of the EIAR was drafted by Roger Mullarkey BScEng, DipEng, CEng, EurIng, MIEI, FConsEI of Roger Mullarkey & Associates Consulting Engineers and relates to the natural freshwater streams and the groundwater. This chapter of the EIAR intends to assess and evaluate the potential impact the proposed development will have on the freshwater streams and ground water during both the construction and operational phases. Interaction between surface water, foul water and water supply will be addressed in this chapter also.

This chapter also intends to identify the nature of any impacts and provide the necessary mitigation measures arising from the proposed development. A Site Specific Flood Risk Assessment (SSFRA) has been completed by Kilgallen & Partners Consulting Engineers and forms part of the overall application under a separate document.

7.2 Methodology

The potential impact of the proposed development on the hydrology and water services has been carried out in accordance with the Guidelines on Information to be Contained in an Environmental Impact Statement as published by the EPA, the Advice Notes on Current Practice in preparation of Environmental Impact Statements (EMP 2003), the Draft EPA EIAR Guidelines 2017 and An Bord Pleanala on Carrying out Environmental Impact Assessments (DoEHLG 22013).

The following information sources were used in the assessment of the local hydrology and water services for the proposed development site:

. Geological Survey of Ireland (GSI) website . Office of Public Works (OPW) National Flood Hazard Mapping . OPW Catchment Flood Risk and Management Studies (CFRAM) . Teagasc soil data sets . SDCC Drainage & Water Records Maps . SDCC County Development Plan 2016-2022 . Discussions with SDCC Drainage Department . Discussions with Irish Water . Ordnance Survey mapping . Topographical survey . Site Investigation reports and Soakaway Testing . Site walkover visits

The surface water and foul water drainage infrastructure and the water supply infrastructure is to be in accordance with the requirements of South Dublin County Council (SDCC) and the following documents: . Part H Building Regulations . Irish Water Code of Practice for Waster water and Water Infrastructure . South Dublin County Development Plan 2016 – 2022 . CIRIA Report c753 “The SuDS Manual” 2015 . Greater Dublin Strategic Drainage Study (GDSDS) 2005

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Information noted in this chapter is also supported by multiple site visits carried out over a period of years by Roger Mullarkey & Associated Consulting Engineers. Several meetings and discussions were held with members of the SDCC Drainage Department in preparation of the design development for this site.

7.3 Receiving Environment

The Corbally Stream bounds the subject site along the eastern and northern boundaries. This stream is a tributary of the Camac River. There are local field ditches on the subject site that drain into this stream along the northern boundary.

The Site Specific Flood Risk Assessment (SSFRA) carried out by Kilgallen & Partners Consulting Engineers identifies the Flood Zones A & B on the subject site and the mitigation measures of raising floor and road levels above the predicted 100year + climate change storm event flood levels. The conclusion of the SSFRA was that the application was subject to and passed the Development Management Justification Test as required under the OPW’s The Planning System and Flood Risk Management 2009 (the Guidelines). Reference can be made to the separate SSFRA document that forms part of the overall planning submission documentation.

In agreement with SDCC Drainage Department it is proposed to outfall the surface water from the proposed development into this stream along the northern boundary of the subject site.

A review of the available datasets within the Environmental Protection Agency (EPA) web portal www.water.ie was carried out in preparation of this chapter.

Fig.7.1 – Site Location Map

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Fig.7.2 – Site Topography

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A review of the Environmental Protection Agency website database at https://gis.epa.ie/EPAMaps/ classifies the groundwater vulnerability as Code L – Low vulnerability in the northern half of the site and as Code M – Moderate vulnerability in the southern half of the site. The groundwater vulnerability is a term used to represent the intrinsic geological and hydrogeological characteristics that determine the ease with which groundwater may be contaminated by human activities. All land area is assigned one of the following groundwater vulnerability categories: Rock near surface or karst (X) Extreme (E) High (H) Moderate (M) Low (L).

Fig.7.3 – Groundwater vulnerability (Green = L, Yellow = M)

GSIs Aquifer classes are divided into three main groups based on their resource potential, and further subdivided based on the type of openings through which groundwater flows. Review of the GSI data base reveals that the vast majority of the subject site’s local aquifer is classified as Pl - Poor Aquifer Bedrock which is generally Unproductive except for local zones. Also the northern section of the lands has the groundwater classification of LI - Locally Important Aquifer - Bedrock which is Moderately Productive only in Local Zones.

Fig.7.4 – GSI Aquifer (South 2/3 = Pl, North ¼ = LI)

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The EPA web portal notes the streams River Waterbody Code as IE_EA_09C020250 and calls the stream the Corbally stream (Brownsbarn stream) EPA Code 09C10. Bio status – Moderate

7.4 Characteristics of the Proposed Development

The proposed development will comprise 609 no. residential units (267 houses, 184 apartments and 158No.duplex units) and a c.506m2 crèche, a number of new public spaces, all associated site development works, landscaping, boundary treatments and services provision. The proposed development will include surface water attenuation measures and underground geocellular/StormTech type tanks as well as a below ground wastewater pumping station. The overall development also contains a c.1.28Ha reserved for a possible future school site. Further detailed information relating to the site developments drainage and water infrastructure is outlined in a separate document prepared by Roger Mullarkey & Associates entitled “Drainage and Water Infrastructure Engineering Report”.

In accordance with best practice, appropriate SuDS features included in this development which include the following elements; . Filter drains to the rear of the housing . Permeable paving to all private parking areas . Rainwater butts (200l) to the rear downpipes of the houses . Green roofs on the Apartment buildings . Filter Swales adjacent to roadways where feasible . Silt-trap/catchpit manholes . Hydrobrake flow controls limited to an overall Qbar greenfield rate (66.3l/s) . Petrol interceptors

The use of SuDS features in combination with traditional drainage methods is in accordance with the SDCC County Development Plan 2016-2022 and encourages replication of the natural drainage systems in recharging the groundwater where possible via filter drains, filter swales and the detention basin.

The surface water runoff from the site is to be limited to the greenfield runoff rate and the attenuated flows are to be stored in a belowground geocellular system such as the GeoTech MC4500 system for storms up to the Q100 year event with a 10% allowance for climate change.

For flows generated by storm events greater than the Q100 +10%, the development has been designed to convey overland flood routes along roads and direct water away from houses towards the green areas.

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Environmental Impact Assessment Report, Boherboy, Saggart, Co. Dublin. ______The calculated Qbar greenfield runoff rate for the entire site was determined to be 66.3 l/s in accordance with the Institute of Hydrology Report IH 124 which is in accordance with the Greater Dublin Strategic Drainage Study (GDSDS) and in agreement with SDCC Drainage Department. The site is divided into a number of sub-catchments each with a Hydrobrake flow limiting vortex control device. The total flowrate is sub divided between each separate catchment but the total outfall rate is not to exceed the greenfield run off rate. The attenuated storage models were generated using the MicroDrainage software common to the profession. The total attenuated storage requirement was determined to be 4,774m3 which is stored across 6 separate catchments.

In accordance with the GDSDS and the SSFRA, the floor levels are to be a minimum of 500mm above the highest predicted storage level. Further detailed information relating to the site developments drainage and water infrastructure is outlined in a separate document prepared by Roger Mullarkey & Associates entitled “Drainage and Water Infrastructure Engineering Report”.

As required under the South Dublin County Development Plan 2016 – 2022 and in accordance with the requirements set out in the DoEHLG and OPW published guidelines The Planning System and Flood Risk Management 2009 (the Guidelines), a Site Specific Flood Risk Assessment (SSFRA) is carried out for this application. The SSFRA has been completed by Kilgallen & Partners Consulting Engineers and forms part of the overall application under a separate document.

The SSFRA determined that most of the subject site is within Flood Zone C (low risk) and is defined in the Guidelines as where the probability of flooding from rivers and sea is low (less than 0.1% or 1 in 1000 years for both river and coastal flooding). However, there are portions of the site along the Corbally Stream that are in Flood Zones A & B. The SSFRA Justification Test determined that in accordance with the Guidelines the proposed site is suitable for development.

7.5 Potential Impacts

7.5.1 Construction Phase

The following paragraphs describe possible impacts on the hydrology and water services as a result of the proposed development if the specific mitigation measures are not implemented. Refer to section 7.7 for the proposed necessary mitigation measures that form part of this application.

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In the absence of the proposed mitigation measures, this activity would have a slight, adverse, temporary, residual impact on receiving watercourses.

Outfall from the site of wash-down water from cleaning of concrete trucks and wheel wash facilities could contaminate groundwater or discharge onto the adjoining roads and then into the receiving watercourses. It is likely that this activity would have a slight, adverse, temporary impact on the groundwater and the receiving watercourses

Water ponding in open site excavations could be pumped out during the construction operations and could have an impact on the receiving watercourses/piped infrastructure capacity to convey runoff in the event of heavy rainfall. This impact can be classified as a having a likely, moderate, adverse and temporary impact on the receiving watercourses/infrastructure.

7.5.2 Operational Phase

In the absence of the specified mitigation measures, the potential operational phase impacts to the hydrology are outlined below;

The impermeable surfacing will increase due to the completed development and there is an increase in risk of surface water runoff and therefore a potential for flooding downstream of the development. This impact can be classified as a having a likely, moderate, adverse and temporary impact on the receiving watercourses/infrastructure.

Accidental spills of fuels/hydrocarbons and washing down into the piped drainage infrastructure has an impact on the receiving hydrogeology. The impact can be classified as adverse, temporary and a moderate risk.

7.6 Potential Cumulative Impacts

In the event of future development adjacent to the proposed development, it is not anticipated that there will be a significant impact on the hydrology or water services provided that the other developments implement the appropriate mitigation measures.

7.7 Mitigation Measures

7.7.1 Construction Phase

The development manager/contractor must generate a Site Specific Construction & Environmental Management Plan and the following construction stage mitigation measures are to be included in that plan and be implemented in full.

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. Surface water runoff from top soil stripped areas is to be directed towards on-site settlement ponds. Measures are to be taken to capture, remove and treat sediment prior to discharge of the filtered runoff to the receiving watercourses. . To minimise the adverse effects, the prevailing weather conditions and time of year is to taken into account when the site development manager is planning the stripping back of the topsoil. . The removal of the topsoil layer is to be carried out in a carefully managed process and in coordination with the construction phasing management of the development. . The extent of top soil removal during the construction phase is to be minimised. . Best Practice and implementation of the relevant legislation is to take place to avoid the risk of contamination of the receiving watercourses or ground water. . Site Specific Construction & Environmental Management Plan (SSCEMP) will be developed and implemented during the construction phase. . Site personal inductions are to be included in the SSCEMP to ensure all site personnel are made aware of the procedures and best practice with regards to the management of surface water runoff and ground water protection. . Where possible, precast concrete units are to be used on site to avoid “wet” mix concrete usage. In situ concrete pours are to be managed in accordance with best practice to avoid overspills. . Concrete truck and wheel wash down facilities are to be provided in specifically designated areas and managed in accordance with the SSCEMP. Discharge from these areas is to be directed into settlement/treatment areas and not allowed to runoff site uncontrolled. . All fuel stored is to be bunded within a secure hardstanding area with strict management control and access to same. Bunding is to be 100% + 10% of the volume stored. . Fuel spill clean-up kits should be kept in the designated re-fuelling areas. . Topsoil stockpiles are to be located in such a manner as to minimise the risk of washing away into local drainage or watercourses. . The contractor is to have a full time site foreman responsible for the site management and is to be made fully aware of the relevance of the works in relation to the watercourse. A site noticeboard is to be positioned in a suitably located prominent location on the site with the contact details of the person responsible for ensuring the pollution prevention methodology. . The construction management of this project will incorporate protection measures to minimise as far as possible the risk of spillage that could lead to surface and ground contamination. . Dewatering of trenches should be used where deemed necessary and cannot be avoided. All run off from dewatering areas is to be directed to the designated settlement/treatment areas.

7.7.2 Operational Phase

The implementation of the following measures will minimise the impact on the Hydrology and Water Services in the area of the proposed development during the operational phase of the development;

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. The surface water collected from the project has been designed in accordance with the CIRIA SuDS Manual and the Greater Dublin Strategic Drainage Study and the appropriate treatment train process has been applied in the design. . Regular maintenance of all SuDS features by the development management team is required until such a stage that the Local Authority take in charge the project. . The road and block levels design has been carried out following the existing natural site contours and replicating where possible the natural flow paths. The road and block levels along the northern boundary of the site have been raised above the Flood Zone A & B levels as per the SSFRA recommendations. . In accordance with best practice, appropriate SuDS features included in this development which include filter drains, roadside filter swales, permeable paving in parking bays, green roofs to all flat roof buildings, silt-trap/catchpit manholes, permeable geocellular attenuation storage, vortex flow control limiting devices and petrol interceptors. . The surface water runoff from the site is to be limited to the greenfield runoff rate (66.3l/s) and the attenuated flows are to be stored in below ground geocellular systems in accordance with the GDSDS. Further detailed information relating to the site development drainage and water infrastructure is outlined in a separate document prepared by Roger Mullarkey & Associates entitled “Drainage and Water Infrastructure Engineering Report”. . All communal designated waste storage areas are to have gullies connected to the foul drainage network to facilitate wash down as required. . Operational waste is to be removed from the completed development using only licenced contractors to appropriately licenced facilities.

7.8 Predicted Impacts

7.8.1 Construction Phase

The current use of the lands as greenfield will be altered to a residential environment with associated landscape and drainage facilities. The predicted impact of fuel spillage on the hydrology and water services is deemed to be minimal once the mitigation measures outlined above are implemented in full. Moderate negative impacts for the construction phase will be for a short-term duration only but provided that the mitigation measures are implemented, the proposed development will not have any significant adverse long-term impact.

7.8.2 Operational Phase

Given that the SuDS Treatment Train approach has been applied in the design process (as detailed in the RMA Infrastructural Report) and the total S/W outfall is limited to the pre-development greenfield rate (Qbar), there are no predicted impacts arising from the operational phase once the operational mitigation measures are implemented in full.

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7.9 “Do Nothing” Scenario

No change of use of the greenfield lands and therefore there would be no increasing impact to the hydrology and water services.

7.10 Worst Case Scenario

In predicting a worst-case scenario, various considerations were undertaken involving accident, fire, flood and natural disasters. In considering the worst case for the hydrology and water services it was determined that extreme storm events in excess of the 10% increased rainfall of 1 in 100 year storm would be the worst case.

In such an event, there is spare capacity available in the attenuation storage systems of c.10% of the predicted Q100+10% rainfall even and the interception storage volume has not been utilised in the overall volume calculations.

House floor levels are elevated more than 500mm above the predicted high water levels in accordance with the GDSDS and overland flow path routes are along roads and grassland areas directed towards the green areas of the site.

Therefore, it is imperative that effective site management of SuDS, attenuation storage and flow control devices be implemented by the developer and in compliance with the Drainage and Water Infrastructure Report and drawings. For worst case scenarios exceeding any beyond any design worst case scenarios, the overflow flood flow direct the water to follow the pre-development natural overland flood route as described in the Drainage Infrastructure Report document prepared under separate heading as part of this application.

Responsible and competent implementation of the mitigation measures will result in making this worst-case scenario an unlikely event.

7.11 Monitoring and Reinstatement

Implementation of the Site-Specific Construction & Environmental Management Plan is necessary to protect the hydrology and water services throughout the developments construction stage. Maintenance of the mitigation measures and monitoring of the management processes is required to ensure best practice.

The following specific monitoring measures are to be implemented; . Monitoring of the management and storage of dangerous chemicals and fuel is imperative. . Monitoring and maintenance of the wheel wash facilities . Regular maintenance and monitoring of the sediment control measures upstream of the surface water outfall. . Monitoring of SuDS features, road gullies, attenuation storage and flow control device is imperative both during the construction and operational phases of the development.

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While there are no specific reinstatement measures to be implemented, it would be expected that any road tie-in points and interface with road and drainage connection points will likely need remediation. The detail of which is to be in accordance with the requirements of both SDCC and Irish Water.

7.12 Difficulties in Compiling Information

There were no particular difficulties encountered in compiling this section of the EIAR.

7.13 References

Land Surveys Topographical mapping. Geological datasets available at www.gsi.ie Environmental Protection Agency web portal available at https://gis.epa.ie/EPAMaps/ Subsoil datasets available at http://gis.teagasc.ie/soils/map.php Ground Investigations Ireland Ltd site soakaway report SDCC County Development Plan 2016-2022 OPW Eastern CFRAM study available at https://www.cfram.ie/pfra/ OPW Flood Hazard Mapping website available at http://www.floodmaps.ie/

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8.0 AIR QUALITY

8.1 Introduction SLR Consulting Ltd has been commissioned by Kelland Homes & Durkan Estates to undertake an Air Quality Assessment as part of the Environmental Impact Assessment Report (EIAR) for a proposed residential development and crèche on land off Boherboy Road, Boherboy, Saggart, County Dublin. Morgan Fitzpatrick BSc(Hons) Msc, MIAQM, MIEnvSc,has prepared this chapter. The assessment describes the scope, relevant legislation, assessment methodology and the baseline conditions currently existing in the area. It then presents the potential impacts of the development and an evaluation of the significance of the effects.

8.1.1 Characteristics of the Proposed Development The planning application is for development of residential units (comprising a mix of houses, duplex, and apartments) and a crèche. The proposed development has the potential to result in dust emissions from the site during the construction phase and traffic generated by the development has the potential to increase vehicle exhaust emissions on local roads around the development. A detailed description of the proposed development is included within the Planning Application documentation.

8.1.2 Scope of Assessment The scope of the assessment considers: . construction phase impacts – identification and assessment of potential impacts associated with the construction phase of the proposed scheme, primarily dust impacts and suspended particulate matter with a diameter of less than 10 micrometres (PM10); . occupation phase – screening and assessment of potential impacts from vehicle emissions as a result of additional trips associated with the development once fully occupied; and . the requirement for and identification of appropriate mitigation measures.

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8.2 Air Quality Legislation, Policy and Guidance 8.2.1 Air Pollution Act The principal national legislation for the control of air pollution is the Air Pollution Act, 1987 (SI No. 6/1987). This act provides a comprehensive statutory framework for the control of air quality by local authorities, specifically through ‘orders’ or ‘plans’ produced under Part IV Special Control Areas and Part V Air Quality Management Plans and Standards to which Local Authorities must have regard to in planning. Part V of the Act also makes provision for transposing Air Quality Standards into law, see Section 0 below. The Act also has relevance to potential nuisance emissions, which is of relevance to construction dust; section 24(2) states ‘The occupier of any premises shall not cause or permit an emission from such premises in such a quantity, or in such a manner, as to be a nuisance’.

8.2.2 Air Quality Standards Regulations The Air Quality Standards Regulations 2011 (S.I. No. 180 of 2011) provide a transposition of the European Commission Ambient Air Quality and Cleaner Air for Europe Directive, and transpose the Fourth Daughter Directive within Irish legislation. The regulations include Limit Values, Target Values, Objectives, Critical Levels and Exposure Reduction Targets for the protection of human health and the environment. Those of key relevance to this Air Quality Assessment, being the principal pollutants of concern to local air quality from construction activities and traffic emissions, are presented within Table .

Pollutant Limit Value (µg/m3) Measured as

Nitrogen dioxide (NO2) 40 Annual mean - 200 1 hour mean Not to be exceeded more than 18 times a calendar year Particulate matter with an 40 Annual mean - aerodynamic diameter of less than 50 24 hour mean Not to be exceeded 10µm (PM10) (gravimetric) more than 35 times a calendar year

Table 8.1 - Key Relevant Air Quality Assessment Levels

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8.3 Dublin Regional Air Quality Management Plan The Dublin Regional Air Quality Management Plan targeted the 2009-2012 period. However, it remains a material planning consideration given its reference in other planning documentation. The key policies of relevance to this assessment are policy 2 and 3, sections of which are reproduced below: POLICY 2 It is the policy of the Local Authorities to control development within their functional areas to provide efficient use of land and infrastructure, thereby controlling and limiting air emissions. STRATEGY: (i) The Local Authorities shall examine all matters relating to major new developments to ensure that any emissions to atmosphere from the development do not result in a change in air quality likely to exceed the target values specified in the Plan for 2001. (ii) The Local Authorities shall require that planning proposals for development of suburban or green-field sites requiring an environmental impact statement shall address the local impact of alterations in traffic flows on air quality. (iii) The Local Authorities shall require that adequate information on the air quality impact of new developments is submitted as part of the environmental assessment procedure under the requirements of the E.U. Legislation on Environmental Impact Assessments and in accordance with the provisions of the Local Government (Planning and Development) Acts 1963-98 and any subsequent legislation. […] POLICY 3 It is the policy of the Local Authorities to take such measures as deemed appropriate to prevent a nuisance from dust emissions occurring during building/demolition activities within their functional areas. STRATEGY: (i) The Local Authorities shall require, when necessary that a documented plan is submitted indicating measures to prevent and reduce dust and airborne particulate emissions prior to carrying out activities that may result in a nuisance. (ii)

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8.4 Planning Policy 8.4.1 National Planning Framework The National Planning Framework (NPF) provides a set of overarching national objectives and key principles to guide future regional and local development plans. Published in February 2018, the NPF will not yet have influenced current regional and local plans. Notwithstanding this the policies relevant to air quality are provided as a material consideration within this assessment. The key National Policy Objective’s with respect to air quality are 52 and 64 reproduced below: National Policy Objective 52 “The planning system will be responsive to our national environmental challenges and ensure that development occurs within environmental limits, having regard to the requirements of all relevant environmental legislation and the sustainable management of our natural capital.” National Policy Objective 64 “Improve air quality and help prevent people being exposed to unacceptable levels of pollution in our urban and rural areas through integrated land use and spatial planning that supports public transport, walking and cycling as more favourable modes of transport to the private car, the promotion of energy efficient buildings and homes, heating systems with zero local emissions, green infrastructure planning and innovative design solutions.”

8.4.2 South Dublin CC Development Plan 2016-2022 Proposals for development will be assessed for consistency with the policies and objectives set out in the South Dublin CC Development Plan 2016-2022. With respect to air quality Policy 7 and Objectives 1 and 2 are of relevance which are reproduced below: INFRASTRUCTURE & ENVIRONMENTAL QUALITY (IE) Policy 7 Environmental Quality It is the policy of the Council to have regard to European Union, National and Regional policy relating to air quality, light pollution and noise pollution and to seek to take appropriate steps to reduce the effects of air, noise and light pollution on environmental quality and residential amenity. IE7 Objective 1: To implement the provisions of EU and National legislation on air, light and noise control and other relevant legislative requirements, as appropriate, in conjunction with all relevant stakeholders. IE7 Objective 2: To implement the recommendations of the Dublin Regional Air Quality Management Plan to protect people from the harmful health effects associated with air pollution, to preserve good air quality where it exists and to improve air quality where it is unsatisfactory.

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In respect of this policy and objectives relating to air quality, Section 11 on implementation of the Development Plan, states: “In considering development proposals for planning permission the Planning Authority will have regard to the Local Government (Planning and Development) General Policy Directive 1988 (as may be amended) issued by the Minister for the Environment and Local Government relating to air quality standards nationally, and to the Dublin Regional Air Quality Management Plan, Dublin Local Authorities (2009).”

8.5 Assessment Guidance The primary guidance documents consulted in undertaking this assessment are detailed below.

8.5.1 Construction and Demolition Dust Guidance The Institute of Air Quality Management (IAQM)2 in the UK has published guidance on the assessment of dust from demolition and construction. The IAQM is the professional body for air quality practitioners in the UK. The use of the construction dust guidance has become a requirement of many UK Local Authorities including forming the basis of Supplementary Planning Guidance for Greater London Authority3. The guidance provides a series of matrices to determine the risk magnitude of potential dust sources associated with construction activities in order to identify appropriate mitigation measures that are defined within further IAQM guidance.

8.5.2 Guidance on Traffic Emission Assessment The National Roads Authority (NRA) have published ‘Guidelines for the Treatment of Air Quality During the Planning and Construction of National Road Schemes’4. This guidance sets out a framework and methods for assessment of air quality impacts of national road schemes, however the general approach can be applied to other developments that result in increases in traffic flow. The guidance largely draws upon the Design Manual for Roads and Bridges (DMRB) published by the Highways Agency (now Highways England).

2 Institute of Air Quality Management (IAQM), Guidance on the assessment dust from demolition and construction (2016). 3 The Control of Dust And Emissions During Construction And Demolition Supplementary Planning Guidance, Greater London Authority (July 2014) 4 National Roads Authority, Guidelines for the Treatment of Air Quality During the Planning and Construction of National Road Schemes (8th May 2011)

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8.6 Assessment Methodology 8.6.1 Construction Dust Assessment The assessment has been undertaken with reference to IAQM ‘Guidance on the assessment of dust from construction and demolition’. The assessment of risk is determined by considering the risk of dust effects arising from four activities in the absence of mitigation: . demolition; . earthworks; . construction; and . track-out.

The assessment methodology considers three separate dust impacts with account being taken of the sensitivity of the area that may experience these effects: . annoyance due to dust soiling; . the risk of health effects due to an increase in exposure to PM10; and . harm to ecological receptors.

The first stage of the assessment involves a screening to determine if there are sensitive receptors within threshold distances of the site activities associated with the construction phase of the scheme. No further assessment is required if there are no receptors within a certain distance of the works; 350m for human receptors and 50m for designated ecological receptors. The dust emission class (or magnitude) for each activity is determined on the basis of the guidance, indicative thresholds and expert judgement. The risk of dust effects arising is based upon the relationship between the dust emission magnitude and the sensitivity of the area. The risk of impact is then used to determine the mitigation requirements. The full methodology is freely available to download at the IAQM website5.

8.6.2 Traffic Emissions Screening Assessment Following NRA ‘Guidelines for the Treatment of Air Quality During the Planning and Construction of National Road Schemes’, the traffic emissions screening and local air quality assessment has been undertaken on the basis of the DMRB guidance (specifically Volume 11, Section 3, Part 1, HA 207/07).

5 http://iaqm.co.uk/guidance/

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The guidance includes criteria to define what constitutes a significant increase in traffic movements to determine whether a road is ‘affected’ therefore requiring a quantitative assessment of traffic emissions. If none of the roads in the network meet any of the traffic/alignment criteria or there are no properties or relevant ecological sites (with statutory protection) within 200m of the affected roads, then the impact of the scheme can be considered to be neutral in terms of local air quality and no further work is needed.

Affected roads are those that meet any of the following criteria: . road alignment will change by 5m or more; or . daily traffic flows will change by 1,000 Annual Average Daily Traffic (AADT) or more; or . Heavy Duty Vehicle (HDV) flows will change by 200 AADT or more; or . daily average speed will change by 10 km/hr or more; or . peak hour speed will change by 20 km/hr or more.

For sensitive receptors close to ‘affected’ roads the DMRB tool is used to predict the pollutant concentrations at receptors using an empirical relationship between the flow of traffic (number, type, and speed) on the road, and the distance to receptor. The NRA guidelines provide a matrix against which to assess the impact and assign descriptors for the significance of the effect. These are presented in Table and Table below.

No. days with PM concentration Magnitude of Change Annual Mean NO / PM 10 2 10 greater than 50 μg/m3 Large Increase/decrease ≥4 μg/m3 Increase/decrease ≥4 days

Medium Increase/decrease 2 - <4 μg/m3 Increase/decrease 3 or 4 days

Small Increase/decrease 0.4 - <2 μg/m3 Increase/decrease 1 or 2 days

Imperceptible Increase/decrease <0.4 μg/m3 Increase/decrease <1 day

Table 8.2 - Magnitude of Change

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Small Increase* Medium Increase* Large Increase* Above Limit Value With Scheme Minor Adverse Major Adverse Major Adverse (≥40µg/m3 for NO2/PM10 annual mean) (≥35days >50µg PM10 24-hour mean) Just Below Limit Value With Scheme Minor Adverse Moderate Moderate (36-<40µg/m3 for NO2/PM10 annual Adverse Adverse mean) (32-<35days >50µg PM10 24-hour mean) Below Limit Value With Scheme Negligible Minor Adverse Minor Adverse (30-<36µg/m3 for NO2/PM10 annual mean) (26-<32days >50µg PM10 24-hour mean) Well Below Limit Value With Scheme Negligible Negligible Minor Adverse (<30µg/m3 for NO2/PM10 annual mean) (<26days >50µg PM10 24-hour mean)

Table 8.3 - Air Quality Impact Descriptors Table note: *for decreases the descriptor becomes ‘beneficial’ as opposed to ‘adverse’

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8.7 Receiving Environment 8.7.1 Site Setting and Sensitive Receptor Locations The site is located to the north of Boherboy Road, as illustrated in Fig.8.1. Residential neighbourhoods lie close to the northern and eastern boundaries. To the west lies fields, as well as residential properties beyond which is a golf course. To the south lie fields and isolated residential properties.

Fig. 8.1 - Site Setting

8.7.2 Baseline Air Quality The Environmental Protection Agency manages the national ambient air quality monitoring network. The closest air quality monitoring stations (current or historical) to the Application Site are the Tallaght Station (roadside site) situated approximately 4.5km east (for PM10) and the Knockylon Station (urban background site) approximately

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7km east (for NO2). Data from these monitoring stations is provided in Table 8.4 below6. The data indicates that concentrations were well below the annual mean and short-term (1-hour and 24-hour) Limit Values.

3 Location Pollutant / Period Mean Concentration (µg/m )

15.9 Period Mean Knockylon NO : 11th April 2008 – 15th January 2009 2 0 exceedances of 200µg/m3 as 1-hour mean

PM : 2017 (latest ratified and published 11.8 Annual Mean Tallaght 10 results) 2 exceedances of 50µg/m3 as 24-hour mean

Table 8.4 - Air Quality Monitoring Data

The monitoring sites were situated by the EPA to be broadly representative of urban conditions. The application site lies in a more rural area of lower population density than the monitoring sites and therefore it is considered that baseline air quality at the application site is also below the Limit Values and therefore the proposal would not result in the exposure of new receptors (residents) to areas that exceed the Limit Values.

8.8 Construction Impacts, Mitigation and Monitoring Measures This section presents the potential air quality impacts associated with the construction of the development. Construction activities will include: . demolition of existing structures; . material export and import; . temporary stockpiling of materials; . groundwork for foundations and services; . construction of buildings; . landscaping works; . vehicle movements (with the potential to track-out material from site).

6 EPA, "EPA Ireland Archive of Nitrogen Oxides Monitoring Data. Secure Archive For Environmental Research Data (SAFER) managed by Environmental Protection Agency Ireland http://erc.epa.ie/safer/resource?id=216a8992-76e5-102b-aa08-55a7497570d3 (Accessed: 2018-05-11)

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The following subsections provide a consideration of potential construction dust and conclude with a determined emission class and risk category, from each of the categories identified by the IAQM Guidance. 8.8.1 Assessment Screening There are ‘human receptors’ within 350m of the Site but no ecological habitat sites with statutory protection within 50m of the Site boundary or within 50m of the Site entrance (according to EPA GIS maps7). Therefore, an assessment of construction dust impact on ecological receptors can be screened out from this assessment but an assessment of construction dust impact on human receptors is required.

8.8.2 Potential Dust Emission Magnitude The most significant potential source of dust emissions during construction would be the earthworks and construction activities. Dust is potentially generated by the action of heavy vehicles (e.g. bulldozer, front-end loader, hydraulic excavator, and dump trucks), as well as by the movement of the vehicles on potentially dusty surfaces. Handling and storage of construction materials (aggregates/hard core), haulage across unsurfaced areas are also potential sources of dust generation. The potential dust emission magnitude for each activity is described in Table 8.5.

Activity Comments Dust Emission Magnitude Demolition The volume of the buildings requiring demolition is classified as Small small (<20,000m3) and are less than 10m in height. The building material is considered of low dust potential being predominantly corrugated steel sheeting although some removal of concrete hard-standings will be required. Earthworks The total site area is classified as large (>10,000m2). It has been Large assumed that the soil is potentially dusty. Excavation is required, e.g. for services and foundations etc, but no significant bund construction or significant excavations for sub-ground level floors is required. It has been assumed given the area that >10 earth moving vehicles could be in use at any one time. Construction The total buildings volume requiring construction can be Large classified as large (i.e. >100,000m3). Typical construction methods will be employed and construction materials considered potentially dusty such as concrete and brick would be used. Trackout The potential for trackout is considered to be within the medium Medium classification with peak HDV outward movements in a day being less than 50 and vehicles typically tracking over less than 100m unpaved road length. Table 8.5 - Potential Dust Emission Magnitude

7 https://gis.epa.ie/EPAMaps/

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8.8.3 Sensitivity of the Area The sensitivity of the area takes account of a number of factors: . the specific sensitivities of receptors in the area; . the proximity and number of those receptors; . in the case of PM10, the local background concentration; and . site-specific factors, such as whether there are natural shelters, such as trees, to reduce the risk of wind- blown dust. The sensitivity of the area and the factors considered are presented in Table 8.6

Sensitivity to: Comments for each activity Sensitivity Dust Soiling Demolition: There are less than 10 receptors within 50m. Mature Low Impacts trees and hedgerows lie between the buildings to be demolished and the receptors. Earthworks and Construction: The surroundings comprise Medium residential properties that are classified as of high sensitivity to dust soiling. There is a natural buffer of hedgerow and trees to closest residential areas to the north and east. Within 50m there are more than 10 but less than 100 high sensitivity receptors. There are less than 10 high sensitivity receptors within 20m. Trackout: There are more than 10 high sensitivity receptors High within 20m of the road edge. Human Health The background is 14.1µg/m3 (i.e. falls into the <24µg/m3 class) Low Impacts and there are less than 100 receptors within 20m of any site activity, and less than 100 receptors within 50m of the traffic route road edge within a 500m distance from the site access.

Table 8.6 -Sensitivity of the Area

8.8.4 Risk of Impacts (Unmitigated) The outcome of the assessment of the potential ‘magnitude of dust emissions’, and the ‘sensitivity of the area’ are combined in the table below to determine the risk of impact which is used to inform the selection of appropriate mitigation.

Potential Impact Demolition Earthworks Construction Trackout Dust Soiling Negligible Risk Medium Risk Medium Risk Medium Risk Human Health Negligible Risk Low Risk Low Risk Low Risk

Table 8.7 - Risk of Dust Impacts

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8.9 Construction Phase Mitigation and Monitoring In order to control potential impacts, the mitigation and monitoring measures presented within

Table 8.7 are recommended. With the effective application of these measures it is considered that the impacts at all receptors will be ‘not significant’.

Site Application Mitigation / Monitoring Measure General dust Incorporate dust management measures into the Construction Management Plan management Record all dust and air quality complaints and take appropriate measures to reduce emissions Record any exceptional; incidents that cause dust off site. Carry out regular site inspections, record inspection results, and make an inspection log available to the local authority when asked Ensure an adequate supply of water is available onsite for effective dust suppression Minimise drop heights from loading shovels and other material handling equipment Impose a site speed limit Ensure all vehicles engines are switched off when stationary and not in use Plan site layout so machinery is located away from receptors as far as possible Avoid site runoff of water or mud Remove materials that have a potential to produce dust from site as soon as possible, unless being re-used on site. In close proximity to sensitive receptors cover or fence stockpiles to prevent wind whipping Demolition Ensure effective water suppression is used during demolition operations. Soft strip inside buildings before demolition Use mechanical techniques for demolition opposed to explosive blasting Bag and remove any biological debris or damp down such material before demolition Earthworks Re-vegetate earthworks to stabilise surfaces as soon as practicable Avoid double handling of material where possible Only remove the cover in small areas during work and not all at once Construction Ensure aggregates are stored in bunded areas and are not allowed to dry out, unless this is required for a particular process, in which case ensure that appropriate additional control measures are in place. Ensure bulk cement and other fine powder materials are delivered in enclosed tankers and stored in silos with suitable emission control systems to prevent escape of material and overfilling during delivery

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Table 8.7 - Construction Dust Mitigation and Monitoring Measures

8.10 Operational Impacts, Mitigation and Monitoring Measures 8.10.1 Screening for affected roads Predicted traffic flows as a result of the proposed development have been provided by Pinnacle Consulting Engineers (the Highways and Transport Consultants for the scheme). The increases in vehicle movements as a result of the development, once occupied, is more than 1000 AADT to the west of the site access on Boherboy Road, and to the east of the site access on Boherboy Road and N81 east (see Table 8.8). As such a DMRB local air quality assessment has been completed to quantify potential impacts at receptor locations.

Without Change due to With Development ID Link Description Development Development (AADT) (AADT) (AADT) A Slade Road (North of Boherboy Road) 7778 8101 323 B Mill Road 9793 10695 902 C Slade Road (South of Boherboy Road) 6532 6674 142 D Boherboy Road (west of access) 6807 8186 1379 E Boherboy Road (east of access) 6169 7496 1327 F N81 (East of Boherboy Road) 18210 19485 1274 G N81 (South of Boherboy Road) 12440 12492 53

Table 8.8 -Predicted Changes in Annual Average Daily Traffic Flow (2037)

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8.10.2 DMRB Assessment To provide for a precautionary assessment the traffic flows for 2037 (i.e. the maximum year of traffic flow from the predictions provided) and current 2019 traffic emission factors (i.e. assuming no predicted improvement in vehicle emissions beyond 2019) have been applied in the assessment. Similarly, to present a precautionary assessment, the monitoring results presented in Table 8.4 have been applied as backgrounds without projecting future year reductions as described in Appendix 5 of the NRA guidelines.

Four receptors have been selected adjacent to the affected roads (see Fig. 8.2 - ). These locations have been selected to represent locations where impacts would be expected to be greatest given factors such as the change in traffic flow, and the presence of junctions. The input data applied in the DMRB assessment is presented in

Table 8.9.

Fig. 8.2 - Traffic Emissions Receptors

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AADT AADT Total % Total % Distance from link Annual (combined, (combined, HDV HDV centre to receptor average veh/day) veh/day) (m) speed (km/h) Receptor Link Without development With development F 17.3 60 18210 7.1% 19485 6.6% DR1 E 53.4 20 6169 2.3% 7496 1.9% E 10.6 60 6169 2.3% 7496 1.9% DR2 G 142 60 12440 9.5% 12492 9.5% DR3 D 4.6 60 6807 2.3% 8186 1.9% D 8.3 20 6807 2.3% 8186 1.9% DR4 B 22.2 20 9793 2.7% 10695 2.5%

Table 8.9 - DMRB Input Data

8.11 Predicted Impacts

The predictions of NO2 impact at receptor locations are presented in Table 8.10 below. The magnitude of change ranges from imperceptible to small. On the basis of the NRA guidelines, the impact on annual mean NO2 exposure can be described as ‘negligible’ at all receptors.

With respect to the hourly mean Limit Value for NO2 , on the basis of empirical evidence the NRA guidelines state that ‘the hourly mean standard is unlikely to be exceeded at roadside locations unless the annual mean is above 60 μg/m3’. On this basis none of the receptor locations are likely to exceed the hourly mean Limit Value.

Change Magnitude of Receptor Without Development With development Significance (µg/m3) Change NO2 Concentration NO2 Concentration (µg/m3) (µg/m3)

DR1 20.7 20.9 0.17 Imperceptible Negligible

DR2 17.8 18.1 0.30 Imperceptible Negligible

DR3 18.0 18.3 0.35 Imperceptible Negligible

DR4 19.8 21.0 1.18 Small Negligible

Table 8.10 - Impact on Annual Mean NO2 Concentrations at Receptors

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The predictions of PM10 impact at receptor locations are presented in Table below. The magnitude of change ranges from imperceptible to small. On the basis of the NRA guidelines, the impact on annual mean PM10 exposure can be described as ‘negligible’ at all receptors. With respect to the 24-hour mean Limit Value, there are predicted to be zero exceedances of 50μg/m3 as a 24-hour mean in both scenarios, resulting in a negligible impact.

Without Development With development Receptor PM10 Concentration PM10 Concentration Change Magnitude of (µg/m3) (µg/m3) (µg/m3) Change Significance DR1 12.9 13.0 0.02 Imperceptible Negligible DR2 12.2 12.2 0.07 Imperceptible Negligible DR3 12.2 12.3 0.08 Imperceptible Negligible DR4 12.6 13.3 0.69 Small Negligible

Table 8.11 - Impact on Annual Mean PM10 Concentrations at Receptors

8.12 Residual Impacts 8.12.1 Construction Phase With the effective implementation of the defined best practice dust mitigation measures the residual impacts are considered ‘not significant’. The potential residual impacts would be short-term (i.e. for the duration of the construction phase only) and local in extent.

8.12.2 Operational Phase The impact on local air quality as a result of exhaust emissions from development traffic is predicted to be ‘negligible’ and not exceed the Limit Values set in the Air Quality Standards Regulations. As such, specific mitigation and monitoring is not considered to be required and residual impacts are considered to be negligible.

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9.0 NOISE 9.1 Introduction and Background This Environmental Impact Assessment Report (EIAR) has been prepared in association with the submission of a planning application to An Bord Pleanála (ABP) for a proposed development at Boherboy, Saggart, County Dublin. The project is located adjacent to the developing areas of Saggart, Citywest, Fortunestown in west County Dublin and is within the lands subject to the Fortunestown Local Area Plan 2012 (LAP). This Report sets out the proposed approach to the assessment of:

. The impact of construction noise upon existing sensitive receptors close to the development. . The impact of environmental noise upon proposed sensitive receptors at the Site. . The impact of traffic noise associated with the proposed development upon existing sensitive receptors close to the development.

For each assessment the likely significant effects will be determined. The assessments have been completed in accordance with the legislation detailed in the following sections of this Report. The assessment has been completed by a member of SLR’s Acoustics Team who is a Corporate Member of the Institute of Acoustics (MIOA).

9.2 Methodology With reference to the methodology relevant sections of the following Standards and guideline documents are detailed below. The phase of assessment that the document would be referenced in are indicated.

. Significance of Effect for all phases: o Guidelines for Environmental Noise Impact Assessment, produced by the Institute of Environmental Management and Assessment (IEAM), and published in October 2014.

. Construction Phase: o BS5228-1:2009+A1:2014 Code of practice for noise and vibration control on construction and open sites – Part 1: Noise.

. Operational Phase: o BS8233:2014 Guidance on sound insulation and noise reduction for buildings.

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9.2.1 Calculation of Road Traffic Noise (CRTN), published in 1988Significance of Effect for all Phases

9.2.1.1 The Guidelines for Environmental Noise Impact Assessment The work completed for this Chapter has been conducted in accordance with The Guidelines for Environmental Noise Impact Assessment, produced by the Institute of Environmental Management and Assessment (IEAM), and published in October 2014. The guidelines address the key principles of noise impact assessment and are applicable to all development proposals where noise effects are likely to occur. The guidelines provide specific support on how noise impact assessments fit within the Environmental Impact Assessment (EIA) process. They cover:

. How to scope a noise assessment; . Issues to be considered when defining the baseline noise environment; . Prediction of changes in noise levels as a result of implementing development proposals; and . Definition and evaluation of the significance of the effect of changes in noise levels.

The guidelines offer advice on how to establish the baseline noise level and suggest that “it is good practice to measure over short time periods even though the required assessment indicator is to be averaged over a longer period”. The guidelines also state that monitoring should be avoided when the wind speed exceeds 5ms-1, unusual temperature conditions, or when there is significant precipitation unless these are normal conditions for the area. In terms of cumulative effects, these are defined as: “Those that result from additive impacts caused by other past, present or reasonably foreseeable actions together with the plan, programme or project itself and synergistic effects (in combination) which arise from the reaction between impacts of a development plan, programme or project on different aspects of the environment.”

9.2.2 Construction Phase

9.2.2.1 British Standard 5228-1:2009+A1:2014 Construction noise from the construction of the development will be assessed in accordance with BS5228- 1:2009+A1:2014 Code of practice for noise and vibration control on construction and open sites – Part 1: Noise. This standard sets out a methodology for predicting noise levels arising from a wide variety of construction and related activities and contains tables of sound power levels generated by a wide variety of mobile and fixed plant equipment. Compliance with BS5228-1:2009+A1:2014 is expected as a minimum standard when assessing the impact of construction noise upon the existing noise environment at nearby sensitive receptors. BS5228-1:2009+A1:2014 gives several examples of acceptable noise limits for construction or demolition noise. For this assessment as baseline noise data will be available, it is proposed that the ABC method will be used to determine the threshold value at the receptor locations.

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Under the ABC method, a threshold value noise level is determined by establishing the existing ambient noise level at each location. This measured ambient noise level is then rounded to the nearest whole 5dB(A) and the threshold noise value for each receptor is then established from Table E.1 of BS5228-1:2009+A1:2014. This threshold value is the LAeq,T noise level that should not be exceeded at the receptor location by operations at the site. If the threshold value is exceeded then the effect of construction noise upon nearby receptors may be significant. BS5228-1:2009+A1:2014 states that the significance of the effect will depend upon “other project-specific factors, such as the number of receptors affected and the duration and character of the impact.” Whereby professional judgement will be used to determine whether an effect is considered to be significant, and commentary explaining the reasons for this judgement will be provided.

9.2.3 Operational Phase

9.2.3.1 British Standard 8233:2014 The impact of environmental noise upon the proposed residential receptors at the Site will be assessed with reference to BS8233:2014. BS8233:2014 is the provision of recommendations for the control of noise in and around new buildings. It suggests appropriate criteria and limits for different situations, which are primarily intended to guide the design of new buildings or refurbished buildings undergoing a change of use rather than to assess the effect of changes in the external noise climate. The standard suggests suitable internal noise levels within different types of buildings, including residential dwellings, as shown in Table 9.1:

Activity Location 07:00 to 23:00 23:00 to 07:00 LAeq,16hr LAeq,8hr Resting Living room 35 - Dining Dining room/area 40 - Sleeping (daytime resting) Bedroom 35 30

Table 9.1 - Residential Development Suitable Internal Noise Levels, dB

BS8233:2014 states that the recommended limits can be relaxed by up to 5dB “where development is considered necessary or desirable”. Whilst it may be considered desirable to achieve the BS8233:2014 recommended internal noise levels with windows open, it is stated that where the limit cannot be met with an open window “there needs to be appropriate alternative ventilation that does not compromise the façade insulation or the resulting noise level.”

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With regards to external noise, Section 7.7.3.2 of BS8233:2014 states that: “For traditional external areas that are used for amenity space, such as gardens and patios, it is desirable that the external noise level does not exceed 50 dB LAeq,T, with an upper guideline value of 55 dB LAeq,T which would be acceptable in noisier environments. However, it is also recognized that these guideline values are not achievable in all circumstances where development might be desirable. In higher noise areas, such as city centres or urban areas adjoining the strategic transport network, a compromise between elevated noise levels and other factors, such as the convenience of living in these locations or making efficient use of land resources to ensure development needs can be met, might be warranted. In such a situation, development should be designed to achieve the lowest practicable levels in these external amenity spaces, but should not be prohibited”.

9.2.4 Calculation of Road Traffic Noise T he former Department of Transport and Welsh Office memorandum Calculation of Road Traffic Noise (CRTN), published in 1988, sets out the UK standard methods and procedures to predict and measure road traffic noise. In the UK, road traffic noise is predicted and measured in terms of a statistical measure, equivalent to the 90th percentile. Termed the LA10, this measure of noise is equivalent to the noise level exceeded for 10% of the measurement period. Most UK legislation that refers to road traffic noise uses this noise index over an 18-hour period, from 06:00 hours to 00:00 hours.

9.3 Baseline Conditions To determine the baseline noise environment at the Site a noise survey was undertaken on the 8th May 2018.

9.3.1 Equipment The sound monitoring equipment used during the survey is detailed in Table 9.2. All measurement instrumentation was calibrated before and after the measurements. The calibration chain is traceable via the United Kingdom Accreditation Service to National Standards held at the National Physical Laboratory. No significant drift was observed.

Location Equipment Serial Number 1 and 2 Model 831 0001642

Table 9.2 - Monitoring Equipment

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9.3.2 Monitoring Locations Noise levels were measured at the following locations during the survey:

The positions of each monitoring location, and the residences referred to above are shown in Figure 9.1:

Fig. 9.1 - Monitoring Locations and Existing Residences

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. LAeq,T. . LA90. . LA10. . LAmax.

9.3.3 Baseline Noise Level Results The survey results are shown in Table 9.3:

Location Time Start LAeq LA10 LA90 LAmax 10:06 55.3 59.3 48.0 79.4 1 11:06 57.0 60.5 48.1 73.9 12:06 56.6 60.3 48.7 77.7 14:00 52.3 53.6 45.8 77.9 2 15:00 53.1 55.3 47.6 79.0 16:00 51.7 53.4 46.7 75.4 Table 9.3 - Noise Survey Results

Using the shortened measurement procedure in the Calculation of Road Traffic 1988 the three hourly LA10,1hr values at each location have been converted to an LA10,18hr noise level. The calculated LA10,18hr noise level at each location is as follows: . Location 1: 59.0dB. . Location 2: 53.1dB.

To convert the LA10,18hr noise level to a LAeq,16hr and an LAeq,8hr noise level the formulae presented in Table 9.3, as recommended in the Method for Converting the UK Road Traffic Noise Index LA10,18hr to the EU Noise Indices for Road Noise Mapping (2006) has been used.

Time Non-motorway conversion Motorway conversion

07:00 – 21:00 Lday = 0.95 x LA10,18hr +1.44 Lday = 0.98 x LA10,18hr +0.09

21:00 – 23:00 Levening = 0.97 x LA10,18hr – 2.87 Levening = 0.89 x LA10,18hr +5.08

23:00 – 07:00 Lnight = 0.90 x LA10,18hr – 3.77 Lnight = 0.87 x LA10,18hr +4.24

07:00 – 23:00 LAeq,16hr = 10log10 ((12 x (10Lday/10) +4 x (10 Levening/10)/16)

Table 9.4 - LA10,18hr conversion calculations

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The calculated LAeq,16hr and LAeq,8hr and noise level at each location is as follows:

. Location 1: LAeq,16hr 57.0dB and LAeq,8hr 49.3dB. . Location 2: LAeq,16hr 51.0dB and LAeq,8hr 44.0dB.

9.3.4 Baseline Noise Climate The sound climate at each monitoring locations is described as follows: . Location 1: Noise levels during the three hours of the survey were primarily influenced by continuous, heavy traffic passing on the adjacent Mill Road (cars, vans, tractors and trucks). Planes regularly passed overhead. Dogs barking at neighbouring house, house alarm and traffic from the N81 were also audible at the time of survey when traffic noise from Mill Road abated.

. Location 2: Noise levels during the three hours of the survey were primarily influenced by the continuous passing by of walkers/strollers/bikes and children, as it was a busy neighbourhood. Cars driving in and out of driveways. Planes regularly passed overhead. Dogs barking and traffic from the N82 were also audible at the time of survey when other noise abated.

9.4 Methodology and Assessment Methodology

9.4.1 Significance Criteria The Guidelines for Environmental Noise Impact Assessment address the key principles of noise impact assessment and are applicable to all development proposals where noise effects are likely to occur. In accordance with the Guidelines the following must be determined: . The noise impact; . The noise effect; and . The significance of the effect.

9.4.1.1 Noise Impact

In accordance with the Guidelines the noise impact may be determined in the first instance by calculating the change in the noise level and secondly by comparing the subsequent noise level with an absolute noise limit value. Demolition/Construction Phase noise impact

The impact of demolition and construction noise upon residential receptors will be determined with reference to the ABC method presented in BS5228-1:2009+A1:2014. In accordance with this method the threshold noise levels for a potentially significant effect are as detailed in Table 9.5:

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Assessment category and threshold value Threshold value, in decibels (dB) period Category A A) Category B B) Category C C) (LAeq) Night-time (23.00-07.00) 45 50 55 Evenings and weekends D) 55 60 65 Daytime (07.00-19.00) and Saturdays (07.00- 65 70 75 13.00) NOTE1 A significant effect has been deemed to occur if the total LAeq noise level, including construction, exceeds the threshold level for the Category appropriate to the ambient noise level. NOTE 2 If the ambient noise level exceeds the threshold values given in the table (i.e. the ambient noise level is higher than the above values), then a significant effect is deemed to occur if the total LAeq noise level for the period increases by more than 3 dB due to construction activity. NOTE 3 Applied to residential receptors only. A) Category A: threshold values to use when ambient noise levels (when rounded to the nearest 5 dB) are less than these values. B) Category B: threshold values to use when the ambient noise levels (when rounded to the nearest 5 dB) are the same as category A values. C) Category C: threshold values to use when the ambient noise levels (when rounded to the nearest 5 dB) are higher than category A values. D) 19.01-23.00 weekdays, 13.01-23.00 Saturdays and 07.01-23.00 Sundays. Table 9.5 - Construction Noise Residential Receptors – Example Threshold Values The impact of construction noise upon residential receptors will be determined with reference to BS5228:2009+A1:2014. The impact of construction noise upon residential receptors is as detailed in Table 9.6:

Magnitude Increase in the LAeq,T Noise Level Major Threshold value exceeded by more than 5dB Moderate Threshold value exceeded between 3.0 and 4.9dB Minor Threshold value exceeded between 0.1 and 2.9dB None Threshold value not exceeded Table 9.6 - Construction Noise – Impact Magnitude

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Operational Phase Noise Impact

The impact of environmental noise upon proposed residential receptors will be determined with reference to BS8233:2014. Based on the guidance presented in BS8233:2014 the impact of environmental noise upon proposed residential receptors during the daytime is detailed in Table 9.7. The impact at night is detailed in Table 9.8:

Magnitude LAeq,T Daytime Noise Level dB External LAeq,T Daytime Noise Level dB Internal Major More than 55.0 More than 40.0 Moderate 52.6 – 55.0 38.0 – 39.9 Minor 50.0 – 52.5 35.0 – 37.9 None Less than 50.0 Less than 35.0

Table 9.7 - Environmental Noise Upon Residential Receptors Daytime – Impact Magnitude

Magnitude LAeq,T Night-Time Noise Level dB Internal Major More than 35.0 Moderate 33.0 – 34.9 Minor 30.0 – 32.9 None Less than 30.0

Table 9.8 - Environmental Noise Upon Residential Receptors Night-Time (Internal) – Impact Magnitude

Operational Phase Noise Impact – Off Site Traffic

With regards to off-site traffic noise levels, which will be calculated in accordance with CRTN, the classification of any impact is shown in Table 9.9 over:

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Magnitude Noise Change LA10,18hr dB Major 5.0+ Moderate 3.0 – 4.9 Minor 0.1 – 2.9 None 0.0

Table 9.9 - Off-Site Traffic Noise Impact Magnitude

9.4.1.2 The Significance of the Effect

The significance of the noise effect will depend on the receptor type and its sensitivity to the noise impact. The sensitivity of the receiving environment is shown in Table 9.10:

Sensitivity Definition Very High Residential properties (night-time), Schools and healthcare building (daytime) High Residential properties (daytime), SAC, SPA, SSSI (or similar areas of special interest) Medium Offices and other non-noise producing employment areas Low Industrial areas Table 9.10 - Sensitivity Criteria for Acoustic Receptors The sensitivity of the receiving environment together with the magnitude of impact defines the level of effect as shown in Table 9.11:

Sensitivity Magnitude Very High High Medium Low Major Major Major Major Moderate Moderate Major Moderate Moderate Minor Minor Moderate Minor Minor None None None None None None Table 9.11 - Level of Effect Matrix

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9.5 Potential Significant Impacts

9.5.1 Construction Effects

It is inevitable with any project of this nature that some disturbance would be caused to those living and working nearby during the works should appropriate mitigation not be employed. However, disruption due to construction is a localised phenomenon and is temporary and intermittent in nature.

9.5.1.2 Noise Sensitive Receptors

This assessment will consider the impact of construction noise upon existing residents near the site. These receptors are shown on Figure 9.1 of this Report. The construction noise limit at each receptor is detailed in Table 9.12.. The limit has been determined using the ABC method detailed in of BS5228-1:2009+A1:2014.

Receptor Baseline Ambient Noise Threshold Noise Limit Level Ascaill Na Carrraige Moire 53.1 65.0 Arda Vershoyle 53.1 65.0 Ardan Chorrbhaile 53.1 65.0 Resident to the West 59.3 65.0 Lochanna Theach Sagard 59.3 65.0

Table 9.12 - Threshold Construction Noise Limits dB(A)

9.5.1.3 Construction Phases and Plant

It is considered that there will be three distinct phases of the construction program which are detailed below. The tables outline the items of plant which will be utilised during each phase, and the equipment sound power levels (determined from BS5228:2009+A1:2014), and the percentage on-time off each item of plant.

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Phase 1 - Site Clearance and enabling works

It is envisaged that this phase would include the installation of site offices, erection of 2 m high Heras Fencing, and levelling of the site. Table 9.13 details the plant utilised during this phase.

Type of Machinery Quantity on Site Sound Power Level, dB Percentage Use Tracked Excavator 2 107 80% Hand Held Circular Saw 2 109 15% Spreading Fill 2 109 25% Vibratory Roller 2 102 30% Lorry (Unloading) 3 108 40% Concrete Truck Mixer 1 103 5% Road Sweeper 1 104 5% Table 9.13 - Phase 1 - Plant List

Phase 2 – Piling, Bulk Excavation and Substructure Works

This phase has been split in to two sub phases to include the piling and groundworks, and the substructure works. Table 9.14 details the plant utilised during this phase.

Type of Machinery Quantity on Sound Power Level, Percentage Site dB Use Phase 2a) Piling and Groundworks Concrete Truck Mixer 3 103 25% Piling Rig 1 111 90% Mewp - Cherry Picker Genie 1 95 30% Small Breaker 2 110 20% Compressor 2 106 50% Poker Vibrator 3 97 15% Lorry Mounted Concrete Pump 1 109 80%

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Phase 3 – Superstructure Works

It is envisaged that this phase would include the erection of buildings. Table 9.15 details the plant utilised during this phase.

Type Of Machinery Quantity On Sound Power Level, Percentage Site dB Use Concrete Truck Mixer 2 103 25% Mewp-Cherry Picker Genie 2 95 60% Lorry (unloading) 3 108 20% Petrol Saw 2 109 40% Tracked Excavator (rubber tracks) 2 107 70% Dumper Trucks 2 106 25% Poker Vibrator 2 97 40% Mobile Crane Operation 2 103 90% Telescopic Forklift (17m) JCB 540 1 107 80% Hand Tools (hammers) 8 98 40% Concrete Pump (pumping) 2 112 70% Table 9.15 - Phase 3 – Plant List

At this stage it is envisaged that all activities will take place within normal daytime working hours (07:30 to 18:00 hours, Monday to Friday and 07:00 to 13:00 on a Saturday).

9.5.1.4 Noise Prediction Methodology

Using the sound power levels and associated percentage on-times shown in Tables 5-2 to 5-4, noise levels from each construction phase have been predicted at the nearest noise sensitive receptors to the site. The predictions have been undertaken using the proprietary noise modelling software CadnaA which incorporates the methodology outlined in BS5228:2009+A1:2014. The model assumes soft ground and applies the screening effect of barriers from Figure F.3 at the standard at 500Hz. During phases 1, 2a, 2b it has been assumed that most of the plant will be operating at ground level. A height of 2m above ground level of each item of plant has been assumed.

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9.5.1.5 Predicted Noise Levels and Assessment

With reference to the methodology above the predicted noise levels for each phase of the construction works at each of the nearest noise-sensitive receptors are shown in Table 9.16 below. The table also compares the predicted noise levels with the threshold value adopted for the assessment. Noise levels have been predicted at a height of 1.5m which is representative of a ground-floor window

Predicted Threshold Receptor Construction Phase Noise Difference Impact Value Level Phase 1 - Enabling Works 68.7 +3.7 Moderate

Ascaill Na Phase 2a – Ground Works 70.9 +5.9 Major Carrraige Phase 2b - Substructure 65.0 +5.1 70.1 Major Moire Construction Phase 3 – Superstructure Works 72.3 +7.3 Major Phase 1 - Demolition and Enabling +3.4 68.4 Moderate Works

Arda Phase 2a – Ground Works 72.5 +7.5 Major 65.0 Vershoyle Phase 2b - Substructure +6.0 Major 71.0 Construction Phase 3 – Superstructure Works 73.2 +8.2 Major Phase 1 - Demolition and Enabling +1.8 66.8 Minor Works

Ardan Phase 2a – Ground Works 71.9 +6.9 Major 65.0 Chorrbhaile Phase 2b - Substructure +6.1 Major 71.1 Construction Phase 3 – Superstructure Works 71.2 +6.2 Major Resident to Phase 1 - Demolition and Enabling +0.8 65.8 65.0 Minor the West Works

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Table 9.16 - Predicted Noise Levels and Assessment, LAeq dB(A)

Table 9.16 shows that: . During Phase One the Threshold Value is exceeded at four of the receptors with at worst a moderate impact identified. . During Phases 2a and 2b the Threshold Value is exceeded at four of the receptors with at worst a major impact identified. . During Phase Three the Threshold Value is exceeded at all five of the receptors with a major impact identified at four, and a minor impact is identified at Lochanna Theach Sagard. Mitigation is discussed later in this Chapter.

9.5.2 Operational Effects - Suitability of the Site for a Residential Development

To determine the daytime and the night-time ambient noise environment across the site, SLR has developed a noise model of the area using the noise modelling software package CadnaA. The ambient noise survey results collected at each location have been used to calibrate the noise model which contains the existing site contours. The model has been adjusted to ensure that the predicted ambient noise level at each location matches the surveyed daytime and night-time ambient noise levels measured. The baseline daytime model and the baseline night-time noise model can be seen in Figures 9.2 and 9.3 below.

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Fig. 9.2 - LAeq,16hr dB Daytime Noise Level Across the Existing Site

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Fig. 9.3 - LAeq,8hr dB Night-Time Noise Level Across the Existing Site

9.5.2.1 Development External Daytime Noise Levels

With the development masterplan for the site included within the CadnaA® noise model, the daytime external LAeq,16hr noise environment can be seen in Figure 9.4:

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Fig. 9.4 - LAeq,16hr dB Daytime External Noise Level Across the Development Site

It can be seen from Figure 9.4 that the predicted ambient daytime noise level is equal to or below 50dB(A) in most external amenity areas. In these areas there would be no impact. In the external areas fronting Mill Road the impact is at worst major (shown orange), but as the rear gardens to the effected plots are predicted to experience an ambient noise level of equal to or below 50dB(A) (no impact), it is anticipated that no mitigation would be required.

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9.5.2.2 Development Internal Daytime Noise Levels

With the development masterplan for the site included within the CadnaA® noise model, the daytime internal LAeq,16hr noise environment can be seen in Figure 9.5 (ground floor) and Figure 9.6 (first floor). It is assumed that a partially open window will reduce external noise levels by 15dB.

Fig. 9.5 - LAeq,16hr dB Daytime Internal Noise Level at the Ground Floor of Façade

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Fig. 9.6 - LAeq,16hr dB Daytime Internal Noise Level at the First Floor of Façade

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It can be seen from Figures 9.5 and 9.6 that with an open window the internal daytime noise level is more than 35dB LAeq at those units directly abutting Mill Road. At the facades facing Mill Road the impact would be major (orange facades).

The glazing specification required to meet all internal noise limits (and have no impact) are detailed in the mitigation section of this Chapter.

9.5.2.3 Development Internal Night-Time Noise Levels

With the development masterplan for the site included within the CadnaA® noise model, the night-time internal first floor LAeq,8hr noise environment can be seen in Figure 9.7. It is assumed that there would be no bedrooms on the ground floor. It is assumed that a partially open window will reduce external noise levels by 15dB.

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Fig. 9.7 - LAeq,8hr dB Night-Time Internal Noise Level at the First Floor of Façade

It can be seen from Figure 9.7 that with an open window the internal night-time noise level is more than 30dB LAeq at those units directly abutting Mill Road. At the facades facing Mill Road the impact would be major (yellow facades).

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The glazing specification required to meet all internal noise limits are detailed in the mitigation section of this Chapter.

9.6 Operational Effects - Off-Site Traffic

The Proposed Development may cause an increase in off-site traffic noise levels. SLR has been provided with Annual Average Weekly Traffic (AADT8) data, for the following links: . Link 1 – Boherboy Road; . Link 2 – Mill Road; . Link 3 – Slade Road north; . Link 4 – Slade Road south; . Link 5 – N81 east; and . Link 6 – N81 south.

For each link the Basic Noise Level (BNL) has been calculated for the 2017 baseline and Proposed Development scenario9. The BNL is the noise level at 10m from the carriageway edge.

The AADT and the BNL for each link under each scenario are detailed in Table 9.17:

2017 AAWT 2017 Basic 2017 AAWT 2017 Basic Flow with No Noise Level Flow with Noise Level Increase in Link Proposed at 10m with Proposed at 10m with BNL Development no scheme Development scheme 1 4915 64.4 6017 65.2 0.8 2 7772 66.4 9513 67.2 0.8 3 6173 65.4 7556 66.2 0.8 4 5184 64.6 6345 65.5 0.9 5 14453 69.0 17690 69.9 0.9 6 9873 67.4 12084 68.3 0.9

Table 9.17 - Baseline and With Proposed Development AAWT and BNL

8 The AAWT was requested but this was not provided. Using the AADT is considered robust as it is typically higher than the AAWT. 9 As no average traffic speed or HGV data has been provided SLR has assumed a traffic speed of 60km/phr and a 0% HGV.

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The maximum increase in the BNL due to the operational traffic associated with the Proposed Development is +0.9dB(A) at Link 4, 5, and 6.

In accordance with DMRB procedure the short-term changes in noise levels have been predicted. The short-term noise impact assessment determines the change in noise level in the opening year of the Development with and without the scheme. With reference to table 4-5 the results of the short-term impact assessment show that the magnitude will be minor for the operational traffic on each of the assessed link roads.

9.7 Mitigation and Residual Effects

9.7.1 Construction Phase Residual Impacts Mitigation measures that may be implemented to reduce construction noise levels are set out in Appendix A. Experience from other sites has shown that by implementing the measures detailed typical noise levels from construction works can be reduced by 5dB(A) or more. Should such a decibel reduction be achieved at the site, the noise limit would be met at all the receptors assessed during Phase 1, and during Phases 2a, 2b and 3 the worst impact would be minor, except at Arda Vershoyle during Phase 3 when the impact would be moderate. As the Threshold Values are still slightly exceeded, whilst it is not anticipated that continuous monitoring would be required, at the request of the Council the applicant would undertake attended short term monitoring at nearby noise sensitive receptors to validate the predicted construction noise levels in Table 9.17 of this Report. It is anticipated that short term monitoring may be completed on a minimum of three occasions to coincide with the beginning of Phases 2a, 2b, and 3 of construction. If the limit is exceeded, SLR would recommend that further provision is made for additional monitoring.

9.7.2 Operational Phase Residual Impacts

To achieve all the internal noise limits a partially open window will not be sufficient. A closed window is required at a small number of facades. Windows do not reduce noise equally across the entire frequency spectrum, so the frequency content of the sound will influence the overall sound reduction performance of a given window and by extension, the resulting noise levels within the receiving room.

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However, many glazing manufacturers test their products under laboratory conditions using a typical road traffic noise frequency spectrum source. The resultant measured noise attenuation, in dB, gives a very useful guide to in-situ sound reduction performance of the window for situations where road traffic noise dominates. This performance index is known as the RTRA, and the sound reduction requirement set out above should be considered as an RTRA noise level. From an analysis of the data it has been determined that the highest glazing specification is required to meet the daytime limit of 35dB(A) at both ground floor and first floor level. The decibel reduction required by the glazing at each façade can be seen on Figure 9.8 (for ground floor) and Figure 9.9 (for first floor). With this glazing installed there would be no impact.

Fig. 9.8 - Ground Floor RTRA Glazing Specification dB

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Fig. 9.9 - First Floor RTRA Glazing Specification dB

9.8 Conclusion This chapter has considered the potential for the proposed development to impact upon the noise environment near the application site. This chapter has described the scope, relevant legislation, assessment methodology and the baseline conditions existing at the site and its surroundings. The assessment has considered the potential noise impacts of both the construction and operation of the proposed development. The construction noise assessment was undertaken in conjunction with BS5228:2009+A1:2014 and the operational noise assessment was undertaken in conjunction with BS8233:2014. All sound prediction has been undertaken using the proprietary noise modelling software Cadna/A which incorporates all the relevant calculation algorithms appropriate for both the construction noise and operational noise assessments. The BS5228:2009+A1:2014 construction noise assessment has shown that;

. With the implementation of suitable mitigation measures the predicted noise levels from worst-case construction operations are below the threshold values at all the nearest noise-sensitive receptors during Phase 1; . During Phases 2a, 2b, and 3 at four of the five receptor locations the impact would be minor, and at the fifth location, Arda Vershoyle, the impact would also be minor, except during Phase 3 when the impact would be moderate.

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. Based on the above, and the level of effect matrix utilised for this assessment, the noise levels generated by construction operations are not expected to be significant. However, at the request of the Council the applicant would undertake attended short term monitoring at nearby noise sensitive receptors on a minimum of three occasions to coincide with the beginning of Phases 2a, 2b, and 3 of construction. . The BS8233:2014 operational noise assessment has shown that;

. The off-Site Traffic Assessment has shown that;

. The predicted BNL of off-site traffic will, in the short-term, have a minor impact on each of the links assessed.

A summary of the assessment findings can be seen in Table 9.18.

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Potential Residual Impact Residual Characterisation Sensitivity of Significance Additional Significance Receptor Magnitude Impact of the Impact Receptors and Nature of Mitigation and Nature of (worst case) Magnitude Effect Effect

Ascaill Na Construction High day Major Major See Appendix A Minor Minor Carrraige Moire Operation Very high night - - - - -

Construction High day Major Major See Appendix A Moderate Moderate Arda Vershoyle Operation Very high night - - - - -

Ardan Construction High day Major Major See Appendix A Minor Minor Chorrbhaile Operation Very high night - - - - -

Resident to the Construction High day Major Major See Appendix A Minor Minor West Operation Very high night - - - - -

Lochanna Construction High day Major Major See Appendix A None None Theach Sagard Operation Very high night - - - - -

Construction High day - - - - - Site Operation Very high night Major Major Glazing None None

Links 1 to 6 Operation High Minor Minor - - - Table 9.18 -Noise Chapter Summary Table

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Chapter 9 Appendix: Construction Mitigation

General Measures Several safeguards exist to minimise the effects of construction and demolition noise and include: . the various EC Directives and UK Statutory Instruments that limit noise emissions of a variety of construction plant; . guidance set out in BS5228-1:2009+A1:2014, that covers noise control on construction and open sites; and . the powers that exist for local authorities under Sections 60 and 61 of the Control of Pollution Act 1974 to control environmental noise and pollution on demolition sites. . It is recommended that the precise mitigation measures to control noise from the works are agreed with the local authority prior to the works starting. Generic measures below are given to illustrate the range of techniques available. . The adoption of Best Practicable Means, as defined in the Control of Pollution Act 1974, is usually the most effective means of controlling noise from sites. Within the constraints of efficient site operations and the requirements of the relevant British Standards, the following is advisable: . limit the use of particularly noise plant, i.e. do not use particularly noisy plant early in the morning; . limit the number of plant items in use at any one time; . plant maintenance operations should be undertaken as far away from noise-sensitive receptors as possible; . phasing the works to maximise the benefit from perimeter structures; . any compressors brought on to site should be silenced or sound reduced models fitted with acoustic enclosures; . reduce the speed of vehicle movements; . all pneumatic tools should be fitted with silencers or mufflers; . ensure that operations are designed to be undertaken with any directional noise emissions pointing away from noise-sensitive receptors where practicable; . when replacing older plant, ensure that the quietest plant available is considered wherever possible; any deliveries/spoil removal vehicles should be programmed to arrive and depart during daytime hours only. . drop heights must be minimised when loading vehicles with rubble. . care should be taken when loading vehicles to minimise disturbance to local residents. Vehicles should be prohibited from waiting within the site with their engines running; . all plant items should be properly maintained and operated according to the manufacturers’ recommendations in such a manner as to avoid causing excessive noise. All plant should be sited so that the noise impact at nearby noise-sensitive properties is minimised; . local hoarding, screens or barriers should be erected as necessary to shield particularly noisy activities; and . any problems concerning noise from construction works can sometimes be avoided by taking a considerate and neighbourly approach to relations with local residents. Works should not be undertaken outside of the hours agreed with the local authority. . Experience from other sites has shown that by implementing these measures, typical noise levels from construction works can be reduced by 5dB(A) or more, with reference to Table 5-5 reducing the

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Training The contractor’s site induction programme and site rules must include good working practice instructions for site staff/managers and contractors to help minimise noise and vibration whilst working on the site. . Good working practice guidance/instructions should include, but not be limited to, the following points: . Avoid un-necessary revving of engines; . plant used intermittently should be shut-down between operational periods; . avoid reversing wherever possible; . drive carefully and within the site speed limit at all times; and . report any defective equipment/plant as soon as possible so that corrective maintenance can be taken.

Maintenance A weekly inspection of all plant shall be made to ensure that: . Any plant found to be requiring interim maintenance should be identified by the operator and repairs undertaken by a qualified engineer as soon as possible. . Regular and effective maintenance of plant can play an important part in keeping noise levels under control. . Always ensure that doors fitted to acoustic enclosures around fixed plant remain closed, the fitting of self- closing mechanisms is advisable.

. Public Relations Endeavour to be good neighbours, i.e.: . get to know the neighbours, be concerned about them and try to understand their problems, encourage them to know the site personnel, listen as well as talk, . hold a liaison meeting and provide information as freely as possible; and . create a good impression by running a tidy and efficient site. . Ensure lines of communication, e.g.: . nominate a point of contact for issues relating to the site, . support a liaison committee, . give advance notice and explanation of activities that might cause complaint, . keep systematic records of complaints and the remedial actions taken, and . follow up complaints with correspondence and action. . Ensure that site staff are environmentally aware and are trained to cope with issues. . Do not rely on the letter of the law where there are obvious problems but culpability cannot be easily proved; be prepared to be flexible. . Try to co-operate and avoid being adversarial.

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Action Plan The following details the actions which should be undertaken following a complaint being received, namely: . A complaints response system shall be maintained by the contractor for the site enabling any complaints regarding noise to be reported and appropriate action taken. . An investigation shall be instigated as soon as possible following receipt of the complaint to identify the cause of the complaint. . Such an investigation may involve the identification and cessation of the activity or activities considered to be the cause of the complaint and/or the investigation of mitigation measures to reduce the noise emission levels from the activity or activities, for example the replacement of noisy plant with quieter alternatives and/or the use of temporary screening. Any deviation from agreed working practices shall be identified immediately and conformance to the working practice reinstated.

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10.0 CLIMATE / SUSTAINABILITY APPRAISAL REPORT

10.1 Introduction SLR Consulting Ltd has been commissioned by Kelland Homes & Durkan Estates to undertake a Sustainability and Climate Change Assessment as part of the Environmental Impact Assessment Report (EIAR) for a proposed residential development and crèche on land off Boherboy Road, Boherboy, Saggart, County Dublin. Martyn Macefield MSc, BSc, MCIEEM, BREEAM AP prepared this chapter of the EIAR. The assessment describes the scope, relevant legislation, assessment methodology and the baseline conditions currently existing in the area. It then presents the potential impacts of the scheme and an evaluation of the significance of the effects.

10.1.1 Principles of Sustainable Development

In order to determine whether or not a development is ‘sustainable’, the term requires definition. Sustainable development in its broadest sense is defined by Resolution 24/187 of the United Nations General Assembly as: ‘...meeting the needs of the present without compromising the ability of future generations to meet their own needs.’ The planning system is able to contribute to the achievement of sustainable development by adopting three synergistic roles:

. an economic role – contributing to building a strong, responsive and competitive economy, by ensuring that sufficient land of the right type is available in the right places and at the right time to support growth and innovation; and by identifying and coordinating development requirements, including the provision of infrastructure; . a social role – supporting strong, vibrant and healthy communities, by providing the supply of housing required to meet the needs of present and future generations; and by creating a high quality built environment, with accessible local services that reflect the community’s needs and support its health, social and cultural well-being; and . an environmental role – contributing to protecting and enhancing our natural, built and historic environment; and, as part of this, helping to improve biodiversity, use natural resources prudently, minimise waste and pollution, and mitigate and adapt to climate change including moving to a low carbon economy.

These roles should not be undertaken in isolation, because they are mutually dependent. To achieve sustainable development, economic, social and environmental gains should be sought jointly and simultaneously through the planning system. A development may be technically exceptional with regards to energy efficiency, water use and other environmental performance factors, but if the resultant development is undesirable to live or work in, or non- financially viable to operate, then the resources will ultimately be wasted and the development cannot be considered to be sustainable.

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The 17.6 hectare (ha) site is bounded by Blessington Road to the south, residential development associated with Corbally Heath to the east, residential development lying off Fortunestown Lane to the north, and a golf course to the west. The planning application is for development of 609 residential units and a creche, with space reserved for the construction of a new school. The development proposals comprise 267 houses, 143 duplex units, and 184 apartments. A detailed description of the proposed development is included within the Planning Application documentation, but in addition to the residential properties and creche, the development includes landscaped open space, internal roads, paths, public lighting, utilities, drainage and surface water attenuation.

10.1.3 Scope of Assessment The scope of this Climate Change and Sustainability Statement is to provide a review and summary of the suite of technical reports produced in support of the planning application, extracting the information relevant to sustainability issues and demonstrating how the proposals comply with national, regional and local planning policies. The scope of sustainability appraisal is not simply defined, as the discipline is pertinent to aspects across a broad tranche of technical disciplines.

This chapter will assess the sustainability credentials and impact on climate change of the proposed development by addressing the development’s proposals with respect to the following disciplines:

. Energy consumption, CO2 reduction and pollution reduction, and their impact on climate change; . Potable water consumption, flood-risk and surface water run-off; . Waste reduction and materials selection; . Maintenance of biodiversity and ecology; . Effective use of land, existing infrastructure and transport links; and . Heritage, community, and occupant health and well-being.

Each section will provide a summary of the overall strategy towards those criteria that the development is proposing to adopt and will highlight how it is intended to meet all key policy targets and metrics.

10.1.4 Limitations The production of a Sustainability and Climate Change Statement relies heavily upon the review of third-party data, including technical reports produced by a wide range of different disciplines. All data received for review has been accepted in good faith as being valid, accurate, appropriate and unbiased.

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10.2 POLICY AND STRATEGIC CONTEXT

10.2.1 International and National Policy and Guidance

10.2.1.1 The EU Climate and Energy Package

In March 2007, the EU’s leaders endorsed an integrated approach to climate and energy policy that aims to combat climate change and increase the EU’s energy security while strengthening its Competitiveness. They committed Europe to transforming itself into a highly energy efficient, low carbon economy. A series of climate and energy targets to be met by 2020 were set; these are known as the “20-20-20” targets and are key to determining subsequent national policy. These EU wide targets are as follows: . A 20% reduction in EU greenhouse gas emissions from 1990 levels; . Raising the share of EU energy consumption produced from renewable resources to 20%; . A 20% improvement in the EU’s energy efficiency.

10.2.1.2 Waste Framework Directive (Directive 2008/98/EC)

The Waste Framework Directive (Directive 2008/98/EC on waste) details basic requirements for handling waste and defines what "waste" is. It provides that EU member states must: . Ensure that the disposal and recovery of waste does not present a risk to water, air, soil, plants and animals . Not allow waste disposal to constitute a public nuisance through excessive noise levels or unpleasant odours, or to degrade places of special natural interest . Prohibit the dumping or uncontrolled disposal of waste . Establish an integrated and effective network of waste disposal plants, prepare waste management plans, ensure that those who store waste handle it properly, and ensure that waste treatment operations are licensed . Require waste collectors to have special authorisation and to keep records . Carry out inspections of companies involved in waste collection or disposal . Undergo periodic inspections

10.2.1.3 National Planning Framework – Project Ireland 2040 The National Planning Framework (NPF) is the Government’s high-level strategic plan for shaping the future growth and development of Ireland out to the year 2040. It is a framework to guide public and private investment, to create and promote opportunities for people, and to protect and enhance the environment - from villages to our cities, and everything around and in between. Section 9 - Realising our Sustainable Future, is of particular pertinence to this statement, addressing issues including:

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. Resource Efficiency and Transition to a Low Carbon Economy; . Protecting, Conserving and Enhancing Our Natural Capital; and . Creating a Clean Environment for a Healthy Society.

Covering topics as diverse as: . Sustainable Land Management and Resource Efficiency; . Low Carbon Economy; . Renewable Energy; . Managing Waste; . Sustainable Water Management; . Green Infrastructure Planning; . Water Quality; . Promoting Cleaner Air; and . Noise Management.

10.2.1.4 Climate Action and Low Carbon Development Act 2015 The enactment of the Climate Action and Low Carbon Development Act 2015 was a landmark national milestone in the evolution of climate change policy in Ireland. The Climate Action and Low Carbon Development Act 2015 provides the statutory basis for the national transition objective laid out in the national policy position.

10.2.1.5 National Energy Efficiency Action Plan (NEEAP) 2009-2020 Ireland’s 2009-2020 National Energy Efficiency Action Plan builds on the previous plan submitted to the European Commission in 2007. Published in May 2009, the updated plan outlines 90 measures towards achieving, a 20% reduction in energy demand (over average 2001-2005 levels) across the whole of the economy through energy efficiency measures by 2020. Recognising that Government must lead by example, the public sector is committed to achieving a 33% reduction in energy use.

10.2.1.6 Sustainable Residential Development in Urban Areas (2009) Forecast growth in the Irish economy and population indicates that strong demand for housing will continue with the number of homes in Ireland possibly rising from its current level of 1.8 million to over 2.5 million by 2020. With the majority of these houses to be built in urban areas, it is vitally important that this is achieved in a way which supports the development of sustainable, integrated neighbourhoods within our cities, towns and villages. In some cases, residential development will be part of a mixed-use scheme, where there will be design challenges in ensuring the amenity of residents, but there are also inherent benefits if these challenges can be met.

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The aim of the guidelines is to set out the key planning principles which should be reflected in development plans and local area plans, and which should guide the preparation and assessment of planning applications for residential development in urban areas, and they are accompanied by a non-statutory residential design manual. The range of relevant national policies summarised above can be distilled into a series of high-level aims for successful and sustainable residential development in urban areas. Housing developers, their design teams, the planning system, and the community share a common goal to create high quality places which: . Prioritise walking, cycling and public transport, and minimise the need to use cars; . Deliver a quality of life which residents and visitors are entitled to expect, in terms of amenity, safety and convenience; . Provide a good range of community and support facilities, where and when they are needed and that are easily accessible; . Present an attractive, well-maintained appearance, with a distinct sense of place and a quality public realm that is easily maintained; . Are easy to access for all and to find one’s way around; . Promote the efficient use of land and of energy, and minimise greenhouse gas emissions; . Provide a mix of land uses to minimise transport demand; . Promote social integration and provide accommodation for a diverse range of household types and age groups; . Enhance and protect the green infrastructure and biodiversity; and . Enhance and protect the built and natural heritage.

10.2.2 Local Policy and Guidance

10.2.2.1 South Dublin County Council Development Plan 2016 – 2022 The South Dublin County Council (SDCC) Development Plan 2017-2023 sets out the Council’s proposed policies and objectives for the development of the County over the Plan period. The Development Plan seeks to develop and improve the social, economic, environmental and cultural assets of the County in a sustainable manner. As with the articles of policy and guidance, sustainability issues arise throughout the SDCC Development Plan, but Sections 1.15.0 Climate Change and 2.2.0 Sustainable Neighbourhoods are of particular relevance, as are Chapters: 6 Transport and Mobility, 7 Infrastructure and Environmental Quality, 8 Green Infrastructure, and 10 Energy. The policies and objectives of the County Development Plan are underpinned by the following overarching considerations: . Quality of Life, with an emphasis on key economic, environmental, social and cultural indicators; . Prosperity, with an emphasis on contributing to a competitive business environment that supports economic development, job creation and prosperity for all; . Sustainability, with an emphasis on making better use of key resources such as land, buildings, water, energy, waste and transport infrastructure; . Health and Wellbeing, by facilitating active and healthy lifestyles with increased opportunities for walking, cycling and active sport and recreation;

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The Guidelines on Quality Housing for Sustainable Communities, DEHLG (2007) advise that successful design and good quality sustainable housing developments require a balance between a range of issues such as accessibility, security, safety, privacy, community interaction, availability of appropriate services and the provision of adequate space.

10.2.2.2 South Dublin Sustainable Energy Action Plan (2013) The South Dublin Sustainable Energy Action Plan (SEAP) puts forward an energy roadmap, setting out how the County can take the lead in addressing EU and national energy targets to 2020. The SEAP has been undertaken in partnership with the Town and Country Planning Association (TCPA) and eight other local authorities across the EU, as part of the Leadership for Energy Action and Planning (LEAP) programme, funded by EU Intelligent Energy Europe (IEE). The South Dublin SEAP has also been prepared with input from the Sustainable Energy Authority of Ireland (SEAI) and City of Dublin Energy Management Agency (CODEMA). The South Dublin SEAP has been prepared in response to energy targets set out in EU legislation and policy. The EU Climate and Energy Package introduced in 2007, commits Europe to transforming itself into an energy efficient, low carbon economy. A series of climate and energy targets known as the “20-20-20” targets were set and these have been implemented by member states across the EU. In Ireland, EU energy targets have resulted in the development of the National Energy Efficiency Action Plan (NEEAP) 2009-2020 and the National Renewable Energy Action Plan (NREAP) 2010. To respond to EU and national policy, the Council has previously prepared the South Dublin County Council Sustainable Energy Strategy 2008 and South Dublin County Council Climate Change Strategy 2009. The energy targets identified for the South Dublin SEAP are as follows:

. Signing up to the Covenant of Mayors commits South Dublin County Council (SDCC) to reducing CO2 emissions by a minimum target of 20% by 2020. . A 20% reduction in energy demand, over 2006 levels, to be achieved by improving energy efficiency. . This projection is based on national commitments outlined in the National Energy Efficiency Action Plan (NEEAP) 09-2020 that commits Ireland to achieve by 2020, a 20% reduction in average 2001- 2005 energy demand across the whole of the economy. . A 33% reduction in South Dublin County Council’s own energy demand to 2020. This projection is based on the public sector commitments outlined in National Energy Efficiency Action Plan (NEEAP) 2009- 2020. . 16% of national final energy consumption to be from renewables by 2020, as outlined in the National Renewable Energy Action Plan (NREAP) 2010.

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Energy efficiency and CO2 emissions and pollution reduction are inextricably linked. Inefficient, badly designed, poorly insulated and draughty dwellings will demand more energy to maintain them at a comfortable temperature for the occupants. Greater energy use is linked directly to increased CO2 emissions and pollution production (such as nitrous oxides) released during the combustion of fossil fuels – whether this is at the centralised power stations or the domestic scale central heating boiler. CO2 and several other pollutant gases have been directly linked to the greenhouse effect and the exacerbation of climate change.

There are many actions that can be taken to reduce CO2 emissions and pollution and these fall into three broad categories: reduction of the requirement for energy; production of energy from low or zero carbon sources; and, compensation for the impact of CO2 or pollution production. Best practice design for energy efficiency encourages a ‘fabric first’ approach, whereby the energy efficiency of the building fabric is prioritised before other technological solutions are considered, with this being represented by the Energy Hierarchy, popularly known as “Be Lean, Be Clean, Be Green”: . Be Lean – through the incorporation of design specification and fabric efficiency measures to reduce energy demand; . Be Clean – through the use of clean energy from decentralised sources, such as communal Combined Heat and Power systems (CHP); . Be Green – thorough the use of on-building renewable energy generation systems.

Reduction of the energy demand has the greatest and most direct impact; if less energy is needed then less fossil fuel is burnt and less CO2 and pollution produced. The financial costs and direct environmental impact of energy demand reduction are also very low, particularly for new build developments where, for example, high levels of insulation, the appropriate orientation of buildings, low energy demand electrical fittings and high levels of air- tightness can be designed into the construction.

The production of energy from low and zero carbon (LZC) sources is also a useful tool in the reduction of CO2 and pollution emissions, by providing a proportion of the dwelling’s energy demand with a low CO2 impact. However, whilst fashionable and certainly having a part to play, it should be noted that the majority of local, low scale LZC energy generation systems have a high embodied energy cost in their production (such as making photovoltaic panels) and unless the dwelling has been constructed to minimise energy demand, local scale (such as on dwelling) LZC energy production is highly unlikely to meet 100% of a dwelling’s regulated energy demand. However, as previously stated, these systems to have a part to play, particularly with regard to the refurbishment of existing housing stock where it may not be possible to implement significant energy reduction features.

Compensation for CO2 production and pollution, such as planting trees, is of limited use and should not be adopted as a strategy for sustainable development. Compensation, by its nature, is reparation for impact already caused and development should be conducted with the aim of avoiding or minimising impact in the first instance. South Dublin County Council has adopted a proactive approach to addressing the energy challenge by addressing energy use and efficiency in existing and new building stock and identifying low carbon and renewable energy opportunities in the County.

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South Dublin County Council signed up to the EU Covenant of Mayors in June 2012. The Covenant of Mayors is an initiative of the European Commission that brings together Mayors from across Europe, in a shared voluntary commitment to reducing CO2 emissions by a minimum of 20% by 2020.

10.3.1 Energy Demand Reduction The construction of new build properties provides the greatest opportunity for the reduction of energy demand as it is considerably easier, cheaper and more effective to build in energy reduction strategies during construction than it is to retro-fit them to existing housing stock. The proposed development at Boherboy has adopted a ‘fabric first’ approach to the reduction of energy demand, prioritising the reduction of energy demand through development design and layout, the selection of materials and the mechanical and electrical specification. The dwellings will be constructed with air permeability in accordance with the limits laid down in Part L, Section 1.5.4.2 (4m3/hr/m2), and will be tested for permeability in accordance with Section 1.5.4. The dwellings will be supplied with whole dwelling Mechanical Ventilation and Heat Recovery Systems (MVHR) with 80% or better energy recovery. The proposed developments will be constructed to NZEB standards comprising, but not limited to: . Passive house principles as per Part L of the Technical Building Guide (TBG) to the Regulations; . Superior levels of insulation; . Increased levels of air-tightness; . Improved low-emissivity windows; and . Refined building details to minimise heat loss and thermal bridging.

Each dwelling will be constructed with high levels of insulation, air tightness and fabric energy efficiency. Using SEAIs BER tools, the dwellings will be tested and configured to achieve the required Part L energy limitations and minimise their energy demand. The construction materials specification has not yet been finalised, as the proposed development is still in the early stages of the planning process, and this will be accounted for later, at detailed design. However, all materials will be specified to comply with or exceed the Part L requirements.

Table 10.1: Illustrating the proposed approach and thermal performance for the residential elements of the project, in accordance with TGD Part L, 2011.

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Space and water heating will be provided by means of air-source heat pumps feeding a wet heating system, and each apartment will be provided with sufficient photovoltaic panels to produce energy to meet or exceed the 4kW/hr/annum/m2 requirement. This will also off-set the electrical demand of the air-source heat pumps. The space and hot water heating system shall be provided with automatic time and zone control to minimise energy wastage resulting from heating being on when not required or heating zones of the dwelling unnecessarily. Once the dwellings are occupied, their energy demand is partially a function of the habits of the occupants. However, measures will be taken to encourage energy efficient living. All lighting installed within the development will be highly efficient, being fitted with LED lamps, and occupancy detection systems will be fitted in appropriate areas, such as communal circulation spaces. Information on the EU Energy Efficiency Labelling Scheme would be provided to each dwelling, educating occupants about the benefits of efficient white goods (washing machines, tumble driers, dishwashers etc.) and encouraging their purchase. Additionally, each dwelling will be provided with a secure drying space (internal or external) for drying laundry without the requirement of a tumble drier. Internal drying spaces will be adequately ventilated to prevent damp related issues. The ability to dry washing without recourse to electric machinery can significantly reduce non-regulated energy demands.

10.3.2 Renewable Energy Generation The mechanical and electrical specifications relating to renewable energy generation have not yet progressed to the detailed design stage, but sources of renewable energy shall be provided to achieve the required level of displacing 4kWh/m2/annum of electrical energy or 10kWh/m2/annum contributing to energy use for domestic hot water or space heating in accordance with TGD Part L. An appraisal of a range of renewable and low carbon energy sources has been undertaken and a combination of photovoltaic (PV) panels, solar thermal panels, and air source heat pumps will be used to meet the required 20% renewable energy ratio.

10.3.3 Pollution Reduction As the proposed development comprises comparatively low-density residential development and small scale service properties there will be few significant sources of pollution, for example no manufacturing industry is proposed. Pollution reduction will focus on the minimisation of nitrous oxide (NOx) emissions. This will be achieved by reducing the energy demand from fossil fuel sources such as the combustion of natural gas. Constructing the properties with high levels of insulation and air-tightness will reduce the energy demand, as described above, and the use of an all-electric heating and energy system will allow LZC energy generation sources such as PV panels and air-source heat pumps to be used, and the advantages of the continually de- carbonising national grid to benefited from. A high quality surface water drainage scheme will be designed, including the implementation of grit and oil separators, to reduce potential sources of pollution entering water courses directly or indirectly (such as oil leaks from parked vehicles and detergents from car washing). This is discussed further below.

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10.4 Potable Water Consumption, Flood-risk and Management of Surface Water Run-off

10.4.1 Potable Water Consumption SDCC Infrastructure and Environmental Quality (IE) Policy 1, Objective 10 is as follows: ‘To promote water conservation and best practice water conservation practices in all developments, including rainwater harvesting, grey water recycling and supporting the implementation of BS8515: 2009 Rainwater harvesting systems – Code of practice.’ In addition to requiring energy to sanitise and deliver water to properties, the increasing number of people predicted to be living in the Dublin area will continue to put increasing pressure on infrastructure and the environment. Whilst the Republic of Ireland is not typically short of fresh water supplies, the anticipated impacts of future climate change and unpredictable weather patterns mean that it is wise to reduce demand for potable water by increasing the efficiency of its use. Whilst the mechanical and electrical specification for the proposed developments is not at the stage of detail where sanitary fixtures and fittings have been specified within the residential properties, it is proposed to target an average predicted household potable water consumption of 105 litres per person per day or less. This would be achieved by specifying water-saving sanitary fittings such as aerated taps, dual flush efficient toilets and low flow showers. External use of potable water will be minimised by specifying landscape planting for communal areas that does not require additional watering and can thrive on precipitation alone. Careful selection of plant species for the landscaping will be undertaken to ensure that the predicted impacts of climate change will be addressed, and the planting will be able to tolerate a variable climate, for example, the selection of drought-tolerant plants.

10.4.2 Flood Risk and Surface Water Drainage

10.4.2.1 Flood Risk A Flood Risk Assessment (FRA) and hydrological study have been conducted10. This indicates that the site is not at risk of flooding from either pluvial or groundwater flooding, but small areas of the northern boundary of the site were potentially at risk of fluvial flooding from the Corbally stream. The site layout has been designed to avoid development in these areas, and ground-level engineering has been undertaken to create compensatory flood water storage adjacent to the stream. This has resulted in a development where the buildings should be at no significant risk of fluvial flooding (i.e. all development is outside the 1 in 1000 year flood level), and that also avoids increasing the risk of flooding further downstream.

10 Kilgallen and Partners Consulting Engineers (October 2018) Site Specific Flood Risk Assessment for Proposed Development at Boherboy, Saggart, Co. Dublin.

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A drainage and water infrastructure engineering report has been produced11 for the proposed development. The objective of the surface water drainage system is to minimise, reduce and delay the discharge of rainfall run-off to watercourses and public sewers using sustainable drainage system (SuDS) techniques. The site has been divided into six drainage catchments leading to attenuated outfalls into the existing field drains and ditches, before connecting to the Corbally stream along the northern site boundary. Each catchment has the flow attenuated with separate storm flow holding chambers, as agreed in principle with the SDCC Drainage Department during pre-planning meetings. The surface water drainage scheme has been designed in accordance with the Greater Dublin Regional Code of Practice, the GDSDS and CIRIA report c753 (2015). In accordance with these documents the surface water run off rate would be limited to the greenfield pre- development run-off rate of 66.3l/s for the total site. The following sustainable drainage measures will be implemented: . Filter drains to the rear of housing, to increase infiltration rates; . Permeable paving to all private parking areas; . Rainwater butts to the rear downpipes of houses; . Filter swales adjacent to roadways; . A grassed/landscape detention basin; . Silt-trap/catchpit manholes; . Hydrobrake flow rate limiting; and . Hydrocarbon interceptors upstream of all outfall points.

11 Roger Mullarkey & Associates (May 2019) Drainage and Water Infrastructure Engineering Report for a Residential Development at Boherboy, Saggart, Co. Dublin

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These measures will help protect receiving waters from pollution and minimise the risk of flooding and other environmental damage in watercourses further downstream.

10.5 Waste Reduction and Materials Selection Waste Management is integral to sustainable development, minimising the use of raw materials and resources, protecting public health, and ensuring a high-quality environment.

10.5.1 Construction Waste In 2014, the most recent year for which figures have been produced, 3,314 kilo-tonnes of construction and demolition waste were finally treated (recovered or disposed) in Ireland. Soil & stones accounted for 74 per cent of the total quantity. Mineral waste (concrete, bricks, gypsum) accounted for 12 per cent of the total quantity. Under the Waste Framework Directive (2008/98/EC) there is a target for Member States to achieve 70% material recovery of non-hazardous, non-soil & stones construction and demolition wastes by 2020. Ireland achieved 68% recovery in 2014. The Waste Framework Directive target only applies to a portion of all construction and demolition wastes generated, as hazardous wastes and soil & stones wastes are excluded from the calculation. The proposed development site comprises currently undeveloped land, so demolition waste should be negligible. Soils and other arisings from ground works and levelling will be re-used on site where possible and any excess or unsuitable materials will be sent for processing at a local disposal site, with materials being recycled for use elsewhere as much as possible, in order to divert them from landfill. A demolition and construction site waste management plan will be produced to ensure that demolition and construction waste streams a separated into appropriate categories and diverted from landfill wherever possible, with a target of at least 70% of waste generated during demolition and construction being re-used or recycled in line with policy. The development manager will also maintain close monitoring of the ordering of construction materials in order to minimise wastage and will preferentially select suppliers with use-or-return/re-stocking policies. This will assist with the implementation of the waste hierarchy, in accordance with the EU Waste Framework Directive: the prevention of waste in the first instance being the most preferable solution followed by, in order of preference: waste reduction; reuse of materials; recycling of materials; use of waste for energy recovery; and finally disposal to landfill as the least favoured, final option.

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Fig. 10.1 - Waste Hierarchy (from Environmental Protection Agency)

10.5.2 Operational Waste With regards to waste reduction during the operational stage of the development, all dwellings will be equipped with sufficient internal and external storage facilities for the separation and handling of all waste streams collected from the kerbside, to encourage recycling. All new dwellings will be provided with information leaflets promoting recycling and waste minimisation.

From information contained within the Waste and Resources assessment, on the basis of the proposed scale of the development (584 households), an additional 574.07 tonnes per annum of domestic waste will therefore require to be handled through existing treatment and disposal facilities within the Receiving Environment. This additional tonnage represents approximately a 0.0009% increase over the annual quantity of household waste estimated to be generated within the Receiving Environment. This therefore represents an impact of negligible significance.

10.5.3 Materials Whilst final materials specifications will be confirmed at the detailed planning stage, the houses will be built from either a traditional blockwork with an insulated cavity, brickwork outer-leaf and plaster and paint finish or timber frame. This construction method is rated A+ under the Green Guide to Construction, which is the highest awarded environmental rating. This form of construction will also assist with maintaining a high thermal mass, helping the dwellings stay warm in winter and cool in summer.

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The planning phase has not yet progressed sufficiently past the outline concept phase for the material specification for the apartment buildings to have been set. However, the development design proposes to specify an external walling system that is rated either A or A+ by the Green Guide to Specification, where viable. This will indicate a specification that is resource efficient with a minimised environmental impact during production, construction and decommissioning. Materials will be preferentially sourced from local suppliers wherever possible, and suppliers and manufacturers with formal environmental management and protection policies will be selected over suppliers without such environmental credentials wherever viable.

10.6 Maintenance of Biodiversity and Ecology An Appropriate Assessment screening report12 and a Biodiversity Impact Assessment report have been produced for the application site13. The Appropriate Assessment screening report indicated the presence of five Natura 2000 sites within 15km of the application site and these are listed in Table 10.2, below:

12 Tubridy and Associates (2019) Application for Residential Development at Boherboy, Saggart: Dublin: Appropriate Assessment (Screening and NIS) 13 Turbridy and Associates (2019) Application for Residential Development at Boherboy, Saggart: Dublin – Biodiversity Aspects of the EIAR

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Site Name Distance Qualifying Interests Glenasmole SAC* No 001209 5km Semi-natural dry grasslands and scrubland facies on calcareous substrates (Festuco-Brometalia) (* important orchid sites) Molinia meadows on calcareous, peaty or clayey-silt- laden soils (Molinion caeruleae) *Petrifying springs with tufa formation (Cratoneurion) Wicklow Mountains *SAC 6km Otter No. 002122 Oligotrophic waters containing very few minerals of sandy plains (Littorelletalia uniflorae) Natural dystrophic lakes and ponds Northern Atlantic wet heaths with Erica tetralix European dry heaths Alpine and Boreal heaths Species‐rich Nardus grasslands, on siliceous substrates in mountain areas (and sub mountain areas in Continental Europe) Blanket bogs (* if active only) Siliceous scree of the montane to snow levels (Androsacetalia alpinae and Galeopsietalia ladani) Calcareous rocky slopes with chasmophytic vegetation Siliceous rocky slopes with chasmophytic vegetation Old sessile oak woods with Ilex and Blechnum in the British Isles Wicklow Mountains **SPA 10km Merlin (Falco columbarius) No. 004040 Peregrine (Falco peregrinus) Rye Water Valley/Carton 10km Petrifying springs with tufa formation (Cratoneurion) *SAC No.001398 Narrow-mouthed Whorl Snail (Vertigo angustior) Desmoulin's Whorl Snail (Vertigo moulinsiana) Red Bog SAC* No. 000397 11km Transition mires

Table 10.2: Descriptions of the Natura 2000 sites within 15km of the proposed Boherboy site and their qualifying features

The ecological reports indicated the potential presence on the application site of one ecological receptor listed as a Qualifying Interest of one of the Natura 2000 sites within 15km: otter footprints had been recorded within the Boherboy site during a historical ecological survey. However, during current the current suite of surveys no evidence of the presence of otter was recorded and it was concluded that the presence of the species was limited to otters occasionally using the route of the stream for dispersal. The stream corridor will be retained within the development proposals and the Ecological Impact Assessment indicated that the proposed development should have no significant negative impact on otter populations, and therefore no significant negative impact on any of the Qualifying Interests of the nearby Natura 2000 sites.

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The Ecological Impact Assessment indicates that the majority of the application site is of low ecological importance. Whilst the site is currently undeveloped, the habitats are predominantly agriculturally improved grassland with poor quality hedgerows. However, some sections of hedgerow and the Corbally Stream were noted to have county value, and legally protected bat species were recorded roosting and foraging at the site. Approximately 20% of the application site will be retained as green space, including corridors to the east and western boundaries that will help to preserve Green Infrastructure links in accordance with policy and good practice. Mitigation and enhancement measures are indicated within the Ecological Impact Assessment report and the report concludes that should these be implemented, then the proposed development will not have a long-term negative impact on local biodiversity.

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10.7 Effective Use of Land, Existing Infrastructure and Transport Links The proposed Boherboy development is well located and designed to minimise reliance on private vehicle transport. The proposed development is located between a 10 and 20 minute walk from the Fortunestown Luas light railway stop via safe pedestrian and cycle routes, dependent on dwelling position, and a similar distance from existing bus stops on Citywest Road and City West Drive. It is possible that the extension of some of these bus routes into the residential development areas could be investigated once occupation of the residential properties throughout the development reaches the critical weight required to support a service, which would further reduce distance to the nearest stop. Sources of potential employment are numerous in the locality, including within 3km of the application site: The Aerodrome Business Park, Baldonnel Business Park, Citywest Business Campus, Citywest Shopping Centre; Magna Business Park and the Tallaght Business Park, amongst others. Locating housing close to potential sources of employment reduces the need and distance travelled by private vehicle, reducing emissions. It is proposed to construct a creche within the application and land has been set aside for the construction of a school. Creation of these services will reduce pressure on existing services in the locality and reduce the requirement for residents to travel by private vehicle, with local residents most likely to make journeys to these facilities on foot. The proposed development has been designed to encourage travel by foot and bicycle, with a central linear park running through the development, and a pedestrian footway and dedicated cycle path through the Riverside Park proposed along the eastern site boundary. It is proposed to make pedestrian and cycle connections to the Park and Citywest playground to the north-east, further improving access to the Citywest Shopping Centre and its environs, for foot and cycle traffic. The development has been designed to be pleasant and easily traversable on foot and by cycle, with car-free pedestrian and cycle routes throughout, which are green and safe, being overlooked by adjacent properties. The development will have a pedestrianised, green and leafy character that encourages walking and cycling over transport by car. Combining the access to public transport with the pedestrian and cyclist focussed design, and the wide range of local services, the requirement for private vehicle transport will be minimised. Where private transport is required, the development will have excellent access to the N81 and N82 via Boherboy Road, and junction 4 of the N7 is located just five minutes away. Transport studies confirm that the proposed development should not place undue burden on the local road network, and that the network has capacity to handle the increased number of vehicle movements, which is anticipated to be less than 1000 extra movements per day.

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10.8 Heritage, Community, and Occupant Health and Well-being. Whilst the contribution of Health and Well-being issues to sustainability and climate change may not immediately be obvious, the provision of pleasant and safe environments that enhance the occupants’ quality of life from the outset contribute to sustainability by minimising the likelihood that elements of the buildings will be replaced, minimise energy use, and help to ensure viable long-term occupation of the property. A development may possess exceptionally high physical sustainability credentials, but if it is unpleasant to live in it will not be occupied and these, and the inherent embodied energy demand for their construction, will be wasted.

10.8.1 Heritage It is understood that the application site does not support any features of intrinsically high heritage value, and no concerns have been raised regarding archaeological features.

10.8.2 Community The proposed development aims to create a strong sense of community, with the creation of a central area of open space forming a major focal point for the neighbourhood. The designs also include a Riverside Park along the entire eastern boundary, a linear park and retained hedgerow bisecting the centre of the site north-south, and further areas of open green space to the north and south-west. Approximately 20% of the application site has been retained as open space. The layout of the development has been organised to provide a feeling of space, with all areas of public open space being ‘owned’ by the community. Dwellings overlook each amenity area, providing security and minimising the risk of anti-social behaviour. All external lighting has been designed to comply with appropriate standards, whilst minimising energy use and the risk of light spill and unwanted light pollution in accordance with policy.

10.8.3 Occupant Health and Well-being Within the dwellings any fluorescent or compact fluorescent lamps that may be used will be fitted with high frequency ballasts. Without high-frequency ballasts fluorescent lamps can flicker, potentially leading occupants to develop headaches, nausea and eye-strain. However, it is currently proposed that all light fittings will be LED based, which do not suffer from this issue. All interior and exterior lighting within the development will designed in accordance with the appropriate design standards and will be zoned for efficient occupant control, allowing occupants flexible and appropriate control of the lighting. For example, large rooms will be lit in sections to prevent the need to illuminate the whole space should only one occupant be present, and communal circulation spaces may be fitted with occupancy sensors. All windows with the residential development will be openable to encourage natural ventilation and minimise reliance on mechanical ventilation. As well as reducing the energy demand needed for mechanical ventilation, access to fresh air within a building has been demonstrated to improve the occupants’ sense of well-being and comfort.

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An acoustic study has been completed which determines that the development should provide homes that are not blighted by external noise, providing pleasant homes for the future occupants. In addition to the development being designed to be pedestrian friendly, green and leafy, with excellent amenity provision, the proposed development has strong links to the wider countryside, encouraging healthy enjoyment of the outdoors and the promotion of links with nature, which are shown to have wider health benefits.

10.9 Summary Following review of the available technical reports, it is considered that the proposed development at Boherboy is taking appropriate measures to minimise the impact of the development on climate change, to improve energy efficiency, reduce demand on resources and provide a pleasant community designed to improve the health, well-being and enjoyment of the future occupants. Energy demand will be reduced following the best practice hierarchy of ‘Be Clean, Be Lean, Be Green’, minimising energy demand in the first instance through fabric and design-led architectural measures, then ensuring that the Part L standards for low and zero carbon energy generation are met. Demand for potable water use will be minimised by the specification of efficient fixtures and fittings, and the specification of landscaping that can survive on precipitation alone, with no requirement for additional watering. The site is predominantly in an area of low flood risk from all sources, and measures will be taken to mitigate the potential impact of flooding at the northern boundary of the site, creating additional flood compensation storage and ensuring that all residences are outside the 1 in 1000 year flood zone. A sustainable drainage scheme has been proposed that will reduce outflows from the site to their pre-development greenfield rate. The proposed development has been designed to create a strong sense of community and provide safe and pleasant motor-vehicle free dedicated pedestrian and cyclist routes, minimising reliance on private vehicles. Access to public transport is good, particularly benefiting from the proximity of the LUAS station to the north. Land-use of the development is efficient, minimising the land-take for impermeable hard-standing and permitting additional homes and amenity space to be created with the area. An Appropriate Assessment screening process has been undertaken and has concluded that the proposed development will not have significant negative impacts on any Qualifying Interest Feature of any Natura 2000 wildlife site. The application site is dominated by agriculturally improved grassland of low intrinsic importance for nature conservation and biodiversity. Mitigation measures have been recommended for the few features of county and local importance that were noted, including the Corbally Stream, bats and short lengths of hedgerow. Once the mitigation is implemented, the proposed development is anticipated to have no significant long-term impact on nature conservation or biodiversity. It is concluded that the proposed development has incorporated reasonable measures to enhance its sustainability and minimise impacts on climate change and resource demand. It is considered that the development proposals demonstrate compliance with national and local planning policies relating to climate change and sustainability.

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11.0 MATERIAL ASSETS: BUILT SERVICES

11.1 Introduction

This chapter of the EIAR assesses and evaluates the likely impact of the proposed development on existing surface water and foul drainage, and utility services in the vicinity of the site during both the construction and operational phases, as well as identifying the nature of any impacts and provide the necessary mitigation measures arising from the proposed development. The material assets considered in this chapter include Surface Water Drainage, Foul Drainage, Water Supply, Power, Gas and Telecommunications.

This chapter was prepared by Roger Mullarkey & Associates Consulting Engineers BScEng, DipEng, CEng, EurIng, MIEI, FConsEI

11.2 Assessment Methodology

The potential impact of the proposed development on the Material Assets-Built Services has been carried out in accordance with the Guidelines on Information to be Contained in an Environmental Impact Statement as published by the EPA, the Advice Notes on Current Practice in preparation of Environmental Impact Statements (EMP 2003), the Draft EPA EIAR Guidelines 2017 and An Bord Pleanála on Carrying out Environmental Impact Assessments (DoECLG 2013). The following information sources were used in the assessment of the land, soils and geology of for the proposed development site; . Ordnance Survey mapping . Topographical survey . Site Investigation reports . Site walkover visits . Desktop review of Irish Water Utility Plans, ESB Networks Utility Plans, Gas Networks Ireland Service Plans, Eir CYBD mapping . Consultation with South Dublin County Council and Irish Water including the receipt of a Confirmation OF Feasibility (CoF) letter and a Statement of Design Acceptance from Irish Water . As part of assessing the likely impact of the proposed development, surface water runoff, foul drainage discharge and water usage calculations were carried out in accordance with the following guidelines; o Greater Dublin Strategic Drainage Study (GDSDS) o SuDS Manual o Irish Water’s Code of Practice

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11.3 Receiving Environment

11.3.1 Surface Water Drainage

There is a watercourse known as the Corbally Stream (EPA Ref; IE_EA_09C02025) along the eastern and northern boundaries of the subject lands. There are 2No. locally draining but dry field ditches on the site. Refer to Figure 11-1 below, taken from EPA mapping outlines the water systems in the vicinity of the site.

Fig 11.1 – EPA Watercourses

There are no existing piped/below ground surface water sewer infrastructure within the site. Downstream of the subject lands, the Corbally stream drains through a piped culvert which is discussed in greater detail in the Site Specific Flood Risk Assessment report prepared by Kilgallen & Partners Consulting Engineers as part of the overall planning submission. Reference can be made to the application drawing numbers 1324/204-206 for arrangement of the proposed surface water sewer network for the proposed scheme and its interface with the existing ditches and watercourse. Also refer to Chapter 7.0 – Hydrology & Water Services of this EIAR for further information on the surface water infrastructure impacts and mitigation measures.

11.3.2 Foul Sewers There are no foul sewers on the subject lands as was confirmed by review of the available drainage records drawings by South Dublin County Council/Irish water. There are existing piped foul sewers in the adjacent housing estates of Corbally/Verschoyle/Carraigmore but none of which are available to connect into. A Confirmation of Feasibility of connection and a Statement of Design Acceptance were both received from Irish

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The proposed development includes a new local foul pumping station to pump wastewater into a proposed new foul gravity sewer to be laid in Boherboy Road/Blessington Road/DeSelbey Park outfalling into the Irish Water owner foul sewer infrastructure. Reference can be made to drawing numbers RMA drawings 1324/207-209, 1324/212 and to Pinnacle Consulting Engineers drawing No.P100807/210 for greater detail. Approval correspondence from Irish Water can be viewed in the appendix of RMA Drainage & Water Infrastructure Engineering Report included with the overall planning submission.

11.3.3 Watermain There are 5 no. trunk watermains crossing the subject lands ranging in size between 600-1200mm. The Boherboy watermain project (c.2009) also constructed a 400mm and 600mm watermain along the Boherboy Road fronting the site. There is also an older 100mm diameter watermain in the same ford fronting the site. Supervised excavations were carried out to precisely confirm the exact location of these watermains and the results were then surveyed and are accurately represented on the submission drawing No.’s 1324/201-203. A Confirmation of Feasibility of connection and a Statement of Design Acceptance were both received from Irish Water after submission of a pre-connection enquiry and design calculations/drawings. This approval correspondence from Irish Water can be viewed in the appendix of RMA Drainage & Water Infrastructure Engineering Report included with the overall planning submission. Also refer to Chapter 7.0 – Hydrology & Water Services of this EIAR for further information on the drinking water infrastructure impacts and mitigation measures. Refer to Figure 11.2 below:

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Fig 11.2 – Watermain Records Drawing

11.3.4 Natural Gas There are no known gas network pipes on the subject lands as was verified by the records drawings obtained from Gas Networks Ireland. It is intended that a gas distribution network will be Gas Networks Ireland from their existing gas supply network on the Blessington Road. This will be achieved via a 180 4 bar GNI mains pipe interconnecting with the existing Gas network.

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Fig 11.3 – Gas Networks Ireland

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11.3.5 Electrical Supply The current electricity facilities near the site of the proposed development are supplied by Electricity Supply Board Networks (ESBN) through a ring network. There are 3No. overhead power lines crossing the subject lands (10kV-38kV). It is intended that electrical power will be delivered by ESBN from their existing supply network and will require the construction of separate ESB sub-stations on the proposed development. Records drawings were obtained from ESB Networks Ireland in preparation of this chapter and can be viewed in Refer to Figure 11.4 below:

Fig 11.4 – ESB Networks

11.3.6 Information and Communications Technology (ICT): The main access road and internal corridors within the development shall contain ducting / cable ways and chambers as deemed necessary for the ICT utility in this area. No records drawings were available at the time of report preparation. Postal services to this area are provided by An Post.

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11.4 Characteristics of Proposed Development

11.4.1 Surface Water Drainage

The surface water management strategy for the proposed development is outlined a separate document prepared by Roger Mullarkey & Associates entitled “Drainage and Water Infrastructure Engineering Report”. Also refer to Chapter 7.0 – Hydrology & Water Services of this EIAR for further information on the surface water infrastructure impacts and mitigation measures.

11.4.2 Foul Drainage

The foul/wastewater water management strategy for the proposed development is outlined in a separate document prepared by Roger Mullarkey & Associates entitled “Drainage and Water Infrastructure Engineering Report”.

11.4.3 Drinking Water Supply

The drinking water supply/management strategy for the proposed development is outlined in a separate document prepared by Roger Mullarkey & Associates entitled “Drainage and Water Infrastructure Engineering Report”. Also refer to Chapter 7.0 – Hydrology & Water Services of this EIAR for further information on the drinking water infrastructure impacts and mitigation measures.

11.4.4 Electrical Power

Power supply, and the requirement for any alterations to the existing power supply network for the development of the subject site, will be agreed with ESB Networks in advance of construction. All power supply related works will be carried out in accordance with ESB Networks relevant guidelines. An Electrical Diversified Load of 2.5MW is required which will be split over a minimum of four site sub stations.

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11.4.5 Natural Gas Supply

Gas supply, and the requirement for any alterations to the existing gas supply network for the development of the subject site, will be agreed in advance of construction with Gas Networks Ireland. All gas supply related works will be carried out in accordance with Gas Networks Ireland relevant guidelines. A Gas diversified load of 2.5MW is required to accommodate the site.

11.4.6 Telecommunications

Telecommunications supply, and the requirement for any alterations to the existing telecommunications network for the proposed development, will be agreed in advance of construction with the relevant telecommunications providers. All telecommunications related works will be carried out in accordance with relevant guidelines.

11.5 Potential Impacts

11.5.1 Construction Phase

Potential impacts of the proposed development during the construction phase include:

11.5.1.1 Surface Water:

Construction of the proposed development site lands will require the removal of a large part of the topsoil and extensive earthworks to facilitate the construction of the site development, drainage, roads and housing, attenuation facilities, etc. There is potential for weathering and erosion of the exposed surface soil due to rainfall run-off due to the significant amount of top soil removal required. There may be increased levels of silt contained in the surface water run-off during the construction phase. There is also risk of pollution due to contaminants such as concrete and cement getting into the to the surface water drainage system and ultimately to the Camac River system and therefore has the potential to cause pollution. Accidental spills of fuels/hydrocarbons and washing down into the piped drainage infrastructure has an impact on the receiving hydrogeology. The impact can be classified as adverse, temporary and a moderate risk.

In the absence of the specified mitigation measures, the exposed sub-soil impermeable surfacing will increase due to the completed development and there is an increase in risk of surface water runoff and therefore a potential for flooding downstream of the development. This impact can be classified as a having a likely, moderate, adverse and temporary impact on the receiving watercourses/infrastructure.

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11.5.1.2 Foul Water:

The construction of the foul drainage system on the site will be carried out at the same time as the other drainage/services for the development. This will mainly involve construction of pipes and manholes using trench excavation. A foul pumping station is to be constructed at the lowest elevation point on the site in the NE corner of the subject lands.

The potential impact of the proposed development on the local foul sewerage network during the construction phase of the development would be short term and minimal

11.5.1.3 Watermain:

Provision of a new water main distribution network would involve construction activities within the subject lands mainly involving trench excavations conducted in parallel with the other services. The potential impact on the local public water supply network would be short term and imperceptible.

11.5.1.4 Telecoms:

Fixed telecoms will not be operational during the construction phase. The construction phase is likely to give rise to the requirement to divert fixed telecom lines. In accordance with best practice procedure, this has the potential to impact on local telecoms connectivity. The potential impact from the construction phase of the proposed Development on the local telecoms network is likely to be short term and low.

11.5.1.5 Natural Gas Supply: The supply of gas to the proposed development site will not be operational during the construction phase. The potential impact from the construction phase of the proposed development on the local gas supply network is likely to be neutral.

11.5.1.6 Electrical Supply: Construction related activities will require temporary connection to the local electrical supply network. The potential impact from the construction phase of the proposed development on the local electrical supply network is likely to be short-term and low.

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11.5.2 Operational Phase

11.5.2.1 Surface Water:

Refer also to Chapter 7 – Hydrology & Water Services for more information.

11.5.2.2 Foul Water:

The impact of the proposed development on the public foul sewerage system will be to increase the quantity of wastewater discharging into the public foul drainage infrastructure. When completed, the proposed development will have an estimated additional loading of c.247m3 per day. Confirmation of the capacity feasibility was received from Irish Water as part of the preparation of this application and can be viewed in the appendix of the Roger Mullarkey & Associates entitled “Drainage and Water Infrastructure Engineering Report”.

The development will add to the environmental and financial costs associated with treatment and disposal before final discharge at the WWTP.

There also exists a minor risk associated with the possibility of leakage from damaged foul sewers and drains within the development site. Any foul water leakage could result in minor contamination of groundwater in the area.

The potential impact from the operational phase of the development is therefore likely to be long term and minimal.

Refer also to Chapter 7 – Hydrology & Water Services for more information.

11.5.2.3 Watermains:

When completed, the proposed development will have an estimated additional demand on the public water supply of approximately 247m3/day. As such additional water quantities would need to be treated and supplied through the existing network to the site. This will require extra cost as well as increasing abstraction volumes from the existing source. The potential impact of the proposed development on the public water supply network is likely to be long term and minimal.

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11.5.2.4 Telecoms:

The impact of the operational phase of the proposed development on the telecoms network is likely to be a marginal increase in demand. The potential impact from the operational Phase on the telecoms network is likely to be long term and low.

11.5.2.5 Natural Gas Supply:

The development will be connected to the Gas Networks Ireland national gas supply network. The impact of the operational phase of the proposed development on the gas supply network is likely to be to increase the demand on the existing supply. The potential impact from the operational phase on the gas supply network is likely to be long term and moderate.

Provision for a new c.200mm 4bar GNI mains pipe shall be extended into the proposed development. Details of possible district regulation installation (DRI) units will be determined by GNI in advance of construction commencing.

11.5.2.6 Electrical Supply:

The impact of the operational phase of the proposed development on the electrical supply network is likely to be to increase the demand on the existing supply.

Electrical supply red coloured ductwork will be provided to allow for ESB services to be distributed across the proposed development. Up to approximately 3No.ESB sub-stations will be required to serve the development. Each unit sub will be centrally located to the surrounding areas to limit ESB runs. A 125mm ESB duct will be provided from the unit sub to the ESB mini-pillars and cabinet location. Services to the home will be via a minipillar (1 no, minipillar serves up to 8 no. homes). Services shall terminate with the ESB meters positioned on the external walls of each house.

The necessary cabling infrastructure will be provided as part of the development and provision will be made within each home for ducting from the distribution board to an external box; this will allow the homeowner the option of future installation of an e-car charging point. The potential impact from the operational phase on the electricity supply network is likely to be long term and moderate.

There are no predicted cumulative impacts arising from the construction or operational phase

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11.6 Potential Cumulative Impacts

In the event of future development adjacent to the proposed development, it is not anticipated that there will be a significant impact on the material assets – built services provided that the other developments implement the appropriate mitigation measures.

11.7 Mitigation Measures

11.7.1 Construction Phase

The implementation of the following measures will minimise the impact on the Material Assets/Built Services in the area of the proposed development during the construction phase;

. Exclusion zones around the existing buried watermains are to be implemented to protect the existing services during the construction stage.

. To minimise the adverse effects, the prevailing weather conditions and time of year is to taken into account when the site development manager is planning the stripping back of the topsoil.

. Best Practice and implementation of the relevant legislation is to take place to avoid the risk of contamination of the receiving watercourses or ground water.

. Site Specific Construction & Environmental Management Plan (SSCEMP) will be developed and implemented during the construction phase.

. Site personal inductions are to be included in the SSCEMP to ensure all site personnel are made aware of the procedures and best practice with regards to the management of surface water runoff and ground water protection.

. All fuel stored is to be bunded within a secure hardstanding area with strict management control and access to same. Bunding is to be 100% + 10% of the volume stored.

. The contractor is to have a full time site foreman responsible for the site management and is to be made fully aware of the relevance of the works in relation to the existing watermains and watercourse. A site noticeboard is to be positioned in a suitably located prominent location on the site with the contact details of the person responsible for ensuring the pollution prevention methodology.

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. The construction management of this project will incorporate protection measures to minimise as far as possible the risk of spillage that could lead to surface and ground contamination.

. The construction compound will include adequate staff welfare facilities including foul drainage and potable water supply. Foul drainage discharge from the construction compound will be removed off site to a licensed facility until a connection to the public foul drainage network has been established.

. The construction compound’s drinking water supply shall be protected from contamination by any construction activities or materials.

. All connections to the existing gas and telecommunications networks will be coordinated with the relevant utility provider and carried out by approved contractors.

11.7.2 Operational Phase

As detailed in Chapter 7 – Hydrology & Water Services, the implementation of the following measures will minimise the impact on the Hydrology and Water Services in the area of the proposed development during the operational phase of the development;

. Regular maintenance of all SuDS features by the development management team is required until such a stage that the Local Authority & Irish water take in charge the project.

. In accordance with best practice, appropriate SuDS features included in this development which include filter drains, roadside filter swales, permeable paving in parking bays, green roofs to all flat roof buildings, silt-trap/catchpit manholes, permeable geocellular attenuation storage, vortex flow control limiting devices and petrol interceptors.

. The surface water runoff from the site is to be limited to the greenfield runoff rate (66.3l/s) and the attenuated flows are to be stored in below ground geocellular systems in accordance with the GDSDS. Further detailed information relating to the site development drainage and water infrastructure is outlined in a separate document prepared by Roger Mullarkey & Associates entitled “Drainage and Water Infrastructure Engineering Report”.

. All communal designated waste storage areas are to have gullies connected to the foul drainage network to facilitate wash down as required.

. Air pressure testing of all drainage pipelines and CCTV records are to be carried out.

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. Operational waste is to be removed from the completed development using only licenced contractors to appropriately licenced facilities.

. Usage of low flush toilets in the residences and installation of rain water butts as identified on the RMA drainage drawings will reduce the demand on the public water supply infrastructure and the wastewater infrastructure.

. Implementation of photovoltaic solar panels on the roofs of the buildings will reduce the potential demand on the electrical network.

On completion of the construction phase of the development there are no further mitigation measures required in relation to the telecoms, gas and electrical infrastructure.

11.8 Predicted Impacts

11.8.1 Construction Phase

Implementation of the measures outlined in Section 11.7 will ensure that the potential impacts of the proposed development on the site’s material assets do not occur during the construction phase and that any residual impacts will be short term.

11.8.2 Operational Phase

There will be an increase in the demand for wastewater treatment outfalling into the Irish water infrastructure. It is expected that the scheme will be completed by c.2022.

There will be in increase in demand for drinking water due to the development of the site.

There will be in increase in demand for the electrical power, gas and telecoms supply into the development. It is expected that the scheme will be completed by c.2022.

11.9 “Do Nothing” Scenario No change of use of the greenfield lands and therefore no further impact to the material assets – built services would exist.

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11.10 Worst Case Scenario In predicting a worst-case scenario, various considerations were undertaken involving accident, fire, flood and natural disasters. In considering the worst case for the built services it was determined that failure of the foul pumping station or hazardous chemical or fuel spill was the most likely to have a deleterious effect on the land. In the event of failure of the pumping station the effluent would back-up through the system and blockages and odours would be evident. If a fuel spill, if the hazardous material were to infiltrate through the soils it would contaminate the local ground and could enter the groundwater if not recovered promptly. Therefore, it is imperative that effective site management of dangerous chemicals and fuels be implemented by the developer and compliance with the Construction Waste Management Plan is adhered to during the construction of the development. It is also imperative that the foul pumping station is monitored, maintained and managed by Irish Water during its operation phase. Responsible and competent implementation of the mitigation measures will result in making these worst-case scenarios an unlikely event.

11.11 Monitoring & Reinstatement

Proposed monitoring during the operational phase in relation to the material assets/built services are as follows:

. Monitoring of the management and storage of dangerous chemicals and fuel is imperative.

. On-going water usage within the proposed development will be monitored by bulk water meters. Water usage will be monitored by Irish water to avoid waste and leaks etc.

. Maintenance of the surface water SuDS features are to be monitored by the Local Authority.

. Monitoring of the foul pumping station by Irish water will be required to ensure efficient operation of same.

. Monitoring of the quality and quantity of soil being removed from site is necessary to ensure that the most there is efficient reusing of suitable excavated soils on the site.

. Adhering to the “Construction and Demolition Waste Management Plan”

There is no specific monitoring is proposed in relation to the remaining material assets infrastructure.

Reinstatement of any disturbance to the open space areas will be required.

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11.12 Difficulties in Compiling Information There were no particular difficulties encountered in compiling this section of the EIAR.

11.13 Reference List

. Land Surveys Topographical mapping. . Geological datasets available at www.gsi.ie . Environmental Protection Agency web portal available at https://gis.epa.ie/EPAMaps/ . Subsoil datasets available at http://gis.teagasc.ie/soils/map.php . Ground Investigations Ireland Ltd site soakaway report . SDCC County Development Plan 2016-2022 . OPW Eastern CFRAM study available at https://www.cfram.ie/pfra/ . OPW Flood Hazard Mapping website available at http://www.floodmaps.ie/ . RMA - “Drainage and Water Infrastructure Engineering Report” . Kilgallon & Partners – Site Specific Flood Risk Assessment . Gas Networks Ireland - Cork Design Office . ESB Networks

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12.0 MATERIAL ASSETS: TRANSPORTATION

12.1 Introduction

This chapter of the EIAR has been prepared by Ronan Kearns of Pinnacle Engineering, (BA, BAI, MSc, MBA, CEng, MIEI) Associate Transportation Planner and assesses the likely effects of the proposed development in terms of vehicular, pedestrian and cycle access during the construction and operational phases of the proposed development.

The chapter describes: the methodology; the receiving environment at the application site and surroundings; the characteristics of the proposal in terms of physical infrastructure; the potential impact that proposals of this kind would be likely to produce; the predicted impact of the proposal examining the effects of the proposed development on the local road network; and the remedial or reductive measures required to prevent, reduce or offset any significant adverse effects.

12.2 Methodology

The following methodology has been adopted for this assessment:

. Review of relevant available information including where available Development Plans, existing traffic information and other relevant studies; . Site visit to gain an understanding of the site access and observe the existing traffic situation; . Consultations with South Dublin County Council (SDCC) Roads Department to agree the site access arrangements and determine the scope of the traffic analysis required to accompany a planning application; . Detailed estimation of the transport demand that will be generated by the development. The morning and evening peak times will be addressed as well as an estimation of the construction stage traffic; and . Assessment of the percentage impact of traffic on local junctions, car parking requirements and accessibility of the site by sustainable modes including walking, cycling and public transport.

12.3 Receiving Environment

This section considers the baseline conditions, providing background information for the site in order to determine the significance of any traffic implications. This section also considers the existing accessibility of the site by sustainable modes of transport.

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12.3.1 Site Location The application site is located within South Dublin County Council, approximately 10km south west of Dublin City Centre, and around 1.2km south of Saggart Village.

The site is located in the townland of Boherboy. The development site abuts Citywest/Carrigmore to the north, the Corbally Estates to the east, Boherboy Road to the south and farmland to the west. Boherboy Road links Saggart Village to the N81.

12.3.2 Local Road Network

It is proposed that the subject site will be accessed from Boherboy Road. Boherboy Road is a single carriageway road varying between 7.0-9.0m in width. It runs in an east-west direction between N81 and Saggart Village. The road has an assigned speed limit of 60kph. Boherboy Road forms a priority junction with N81 to the east of the proposed site. There is a dedicated right turn for traffic movements from N81 to Boherboy Road. N81 has a posted speed limit of 60kph on its approaches to the junction. Boherboy Road forms a traffic signal junction with Slade Road and Mill Road west of the site at Saggart Village. The N7/M7 is located approximately 1.5km to the north of the site providing direct access to the M50. The M50 forms an orbital motorway ring road around Dublin. The M50 is intersected by the principal radial routes, including the N4 at Junction 7, and the N7 at Junction 9, also known as the Red Cow Interchange. It is concluded that the site is strategically situated to facilitate trips by vehicle, with road infrastructure in place and built to a high standard.

Site Location

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Citywest Shopping Centre N7/M7 Carrigmore

Corbally Estate

Site Location

Boherboy Road

N81

Fig. 12.1 - Site location and local road network (Source: Google Earth)

12.3.3 Proposed Road Improvements

Kildare NRDO recently published a route corridor option for the N81 Hollywood Cross to Tallaght Road Improvement Scheme. The road improvement scheme was not included in the Government's Capital Investment Plan (CIP), which provides the financial and strategic framework for TII's activities until 2021.

During the route selection process, the Applicant met with Kildare NRDO to discuss options and how it may affect either project. The Applicant is not proposing any changes to the carriageways of the N81 or Boherboy Road. Therefore, there is the potential to connect into the proposed roundabout on Boherboy Road in the future.

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Fig. 12.2 - N81 Hollywood Cross to Tallaght Road Improvement Scheme

12.3.4 Baseline Traffic Data

Traffic surveys were undertaken in support of the planning application at the locations illustrated in Figure 12.3 below. The surveys were undertaken midweek between 07:00- 10:00 & 16:00-19: on Tuesday 9th May 2017.

The surveys were carried out on the above date to ensure traffic flows were representative of normal term time and hence not affected by school holidays or other public holidays or events. The surveys are designed to reflect AM and PM peak periods during normal traffic conditions.

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Site 2

Site 1 Site 3/4

Figure 12.3 - Location of traffic survey points (Source: Google Maps)

A summary of the survey results is presented below in Table 12.1 for Site 1, Table 12.2 for Site 2, Table 12.3 for Site 3. On site observations indicate that junctions are working well within capacity with minimal queuing and delay. Total Junction Flow (PCUs) AM Peak Hour 1457 (08:00 - 09:00) PM Peak Hour 1531 (17:00 - 18:00) AADT 14611

Table 12.1 - Existing traffic flows at the N81/Boherboy Road Priority Junction

Total Junction Flow (PCUs) AM Peak Hour 1331 (08:00 - 09:00) PM Peak Hour 1304 (17:00 - 18:00) AADT 13340

Table 12.2 - Existing traffic flows at the Mill Road/Slade Road/Boherboy Road Signalised Junction

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12.3.5 Pedestrian and cycling facilities

There are no footways or cycle ways in the area.

12.3.6 Public Transport Accessibility

Boherboy is served by several Dublin Bus routes. Currently timetabled bus services adjacent to the site include the 65, the 65b and the 77a. Further details of these serves are shown in Table 12.4 below

Bus stops located in Citywest and Corbally are approximately 1km metres from the boundary of the site (twelve minutes at normal walking pace). No. Route Service Mon-Fri Sat Sun 65 Poolbeg Street - Poolbeg Street First 05:30 05:40 08:00 Valleymount Road Last 23:0 23:15 23:15 Valleymount First 06:30 07:10 09:30 Road Last 00:15 00:20 00:20 Frequency Up to Up to Up to 15/day 112/day 10/day 65b Poolbeg Street - Poolbeg Street First 05:50 05:50 09:00 Citywest Last 23:30 23:30 23:30 Citywest First 06:50 07:00 08:30 Last 23:30 23:30 23:30 Frequency Up to Up to Up to 18/day 17/day 15/day 77a Ringsend Rd. - Citywest Ringsend Rd First 05:40 05:55 07:00 Last 23:25 23:25 23:30 Citywest First 06:00 06:20 08:00 Last 23:30 23:20 23:30 Frequency Up to Up to Up to 14/day 17/day 3/day

Table 12.4 - Existing Dublin Bus services to Boherboy Road and surrounding areas

The above table illustrates that there are regular services on all days which route to the existing bus stops. Bus stop locations on Figure 12.3 below.

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Nearest bus stops (Approx. 14-minute walk from site)

Proposed Development

Fig. 12.4 - Local Public Transport Stops (Source: Google Earth)

Fortunestown Luas stop is located approximately 1.3km from the development (approximately fifteen minutes at normal walking pace). This stop is on the Luas Red Line which operates services to Tallaght, Busaras, Connolly Train Station and the Point via Dublin City centre. At peak times there are services every 9-10 minutes from Fortunestown to Belgard. The continuing branch of the Red Line has services to/from Dublin city centre every 3-10 minutes.

The Luas has a major terminus at the Square, Tallaght which is also a major terminus for Dublin Bus. The Square is served by Dublin Bus with a number of local routes. Currently timetabled bus services adjacent to the site include the 27 (which has approximately 80 services per day in each direction from Clarehall to Jobstown), the 49 (which has approximately 37 services per day in each direction from Pearse Street to Tallaght), the 54a (which has approximately 30 services per day in each direction from Pearse St. towards Ellensborough / Kiltipper Way), the 65 (which has approximately 14 services per day in each direction from Hawkins Street to Blessington/Ballymore), the 75 (which has approximately 38 services per day in each direction from the Square

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12.4 Characteristics of the Proposal

The development will consist of the development a residential scheme comprising of 609 residential units and crèche with associated car park and servicing arrangements.

12.4.1 Physical Infrastructure The scheme will be accessed Boherboy Road. Boherboy Road provides links to Tallaght to the east and to Saggart in the west. It provides agricultural and residential access to lands in the townland of Boherboy. It is single carriageway road of approximately 7-9m width.

The Boherboy Road reservation will be altered to include a footpaths, verges and appropriate landscaping on the northern side of the road from the proposed site access to the N81 in the east of this will allow for provide appropriate access for pedestrians and cyclists to local public transport nodes.

Provision will be made for a service vehicles and emergency services turning area in order to allow access to the proposed development in a safe and efficient manner.

Where appropriate, cycle parking facilities will be provided close to the entrance of the proposed crèche. Given the size of the development, and level of staff, this is likely to constitute a small bicycle shelter with locking facilities, as indicated on the site layout plan.

Residential cycle parking facilities will be provided within each housing unit. Dedicated and secure cycle parking facilities will be provided for the apartments and duplexes.

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12.4.2 Trip Generation In order to understand the expected trip generation of the development assumptions have been made on the level of staff associated with the proposed development, based on information provided by TRICS.

The traffic generation potential of the proposed development has been estimated using TRICS software modelling database. This database contains records of surveys carried out at a range of development types across the UK and Ireland. It records a variety of details including the number and type of vehicles entering and exiting the site as well as a variety of other site-specific factors. The database uses existing trip rates for other similar developments as a basis to estimate proposed trip rates. The predicted trip rates for the development are illustrated in Table 12.5 below. The site is currently a greenfield site with no existing trip generation.

Usage Arrivals Departures

Usage Units Arrivals Departures Arrivals Departures

Per 1 unit 0.105 0.288 0.3339 0.221 Houses – Privately Owned

Per 1 unit 0.038 0.214 0.181 0.040 Apartments – Privately Owned

Table 12.5 Predicted Trip Generation Rates

12.4.3 Traffic Generation Table 12.6 below indicates that the proposed development is forecast to generate 191 two-way vehicular trips in the AM peak hour and 226 in the PM peak hour. This equates to a 24.5% increase in AM peak traffic and 27.7% increase in traffic in the PM peak at the location of the proposed development accesses.

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AM Peak Hour (08:00 - 09:00) PM Peak Hour (17:00 - 18:00) Arrivals Departures Two-way Arrivals Departures Two-way 28 77 105 91 59 150 Houses – Privately Owned

Apartments – Privately 13 73 86 62 14 76 Owned

41 150 191 153 73 226 Total

Table 12.6 - Predicted traffic generation for the proposed development

12.4.4 Traffic Distribution It is expected that the origins and destinations of traffic to/from the proposed development will be similar to the distribution of traffic currently travelling along Boherboy Road and again proportionally based on the split of traffic at the Boherboy Road/N81 priority junction and the Boherboy Road/Mill Road signal-controlled junction. The assumed distribution on Boherboy Road is summarised as follows: . 55% eastbound towards Tallaght (AM) . 45% westbound towards Saggart (AM) . 33% eastbound towards Tallaght (PM) . 67% westbound towards Saggart (PM)

12.5 Potential Impact of the Proposal This section considers the possible types of effects a development proposal of this kind is likely to produce. The potential traffic and transport impacts of the development are considered below.

12.5.1 Trip Generation The proposed development will generate a number of trips by various modes of travel including vehicular, pedestrian, cycle and public transport. These trips may have an impact on the surrounding road network. Specific impacts are identified below.

12.5.2 Traffic Impact The traffic impact of the development is dependent upon the background traffic on the local road network, the capacity of the existing road network, and the amount of additional traffic generated as a result of the proposed development.

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Traffic count data was obtained for the purposes of the planning application, on a Tuesday morning and afternoon, provided by Abacus Transportation Surveys. This data is expected to reflect the peak traffic conditions on the network. A robust estimation of the traffic generation and distribution of the proposed development has been set out in the previous section. This will be compared to the background traffic counts in order to ascertain the impact the development will have on the local road network. Should there be a reasonable impact as a result of the proposed development which causes potential capacity implications at surrounding junctions, traffic modelling software, if required, will be used to identify further details of the impact of development traffic, in terms of queuing and delay.

12.5.3 Car Parking One of the key principles of an employment development such as this, is the sufficient provision of car parking spaces within the development so as to avoid the need for excessive on-street parking within the development and surrounding areas. A balanced approach is required which provides a compromise between a sufficient number of spaces and the need to promote greater usage of public transport and to encourage walking and cycling trips.

Table 11.24 ‘Maximum Parking Rates (Residential Development)’ of South Dublin County Council’s Development Plan 2016-2022 sets out the car parking requirements for various types of development. The proposed development has a medium service level in terms of bus service and a Luas service. Therefore, it is assumed that the site is located in Zone 1. South Dublin County Council Development Plan Parking standards are provided in Table 12.7 below.

General Parking Standards

Standards Land Use Z1 Z2 1 Bed 1 space 0.75 spaces 2 Bed 1.25 spaces 1 space Apartment/Duplex 3 Bed 1.5 spaces 1.25 spaces

1 Bed 1 space 1 space House 2 Bed 1.5 spaces 1.25 spaces

3 Bed 2 spaces 1.5 spaces

Crèche 1 per classroom 0.5 per classroom Table 12.7 - General Parking Standards

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Table 12.8 – Proposed Parking Provision (Source: Table 3 by Pinnacle) Table 12.7 shows the maximum number of car parking spaces to be required based on South Dublin County Council Development Plan standards. A total of 933 parking spaces will be provided in accordance with Table 11.23 ‘Maximum Parking Rates (Residential Development)’ of South Dublin County Council’s Development Plan 2016-2022. Car parking for the houses will be provided in curtilage. Parking for the duplexes and apartments will be provided on street.

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Crèche parking is based on the number of proposed classrooms. A set down area is also proposed to facilitate pickups and drop offs. It is expected that the majority of trips will be made through active modes given the central location of the crèche.

12.5.4 Walking and cycling infrastructure It is also necessary to ensure that the proposal incorporates appropriate access facilities for pedestrians, cyclists and public transport users in order to facilitate trips by these modes.

12.5.5 Construction traffic The construction traffic impacts of the proposed development are dependent on the capacity of the local road network to facilitate access to the development by HGV’s and heavy construction machinery associated with the construction phase. The ability to accommodate temporary parking for contractors and storage of materials on site is another key consideration.

12.6 “Do-nothing” Scenario Should the proposed development not take place, the access roads and infrastructure will remain in their current state and there will be no change. Background traffic would be expected to grow over time. Given the location and zoning of the subject site, it is reasonable to assume that a similar development, with a potentially more intensive requirement for vehicular trips would be established on this site at some stage in the future.

12.7 Remedial or Reductive Measures

12.7.1 Construction phase It is considered that a Construction Management Plan (CMP) would be prepared by the appointed contractor in order to minimise the potential impact of the construction phase of the proposed development on the safety and amenity of other users of the public road. The CMP will consider the following aspects: . routes to be used by vehicles; . working hours of the site; . details of construction traffic forecasts; . times when vehicle movements and deliveries will be made to site; . facilities for loading and unloading; and . facilities for parking cars and other vehicles.

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12.7.2 Operational Phase The proposed development will have access to public transport services, as outlined above, for travel by sustainable modes. A key barrier to modal shift towards sustainable modes of travel is often a lack of information about potential alternatives to the car. As such, it is proposed that residents are made aware of potential alternatives including information on walking, cycle routes and public transport. Residents will be encouraged to avail of these facilities for travel to and from work. Provision of this information would be made upon opening of the development , as this represents the best opportunity to secure travel behaviour change. It is anticipated that this measure may help to reduce the level of traffic at the proposed development, thus providing mitigation against the already minimal traffic and transport effects of the development.

12.8 Predicted Impact of the Proposal When considering a development of this nature, the potential traffic impact on the surrounding area must be considered for each of two stages; the construction phase and operational phase. These two distinct stages are considered separately within this section.

12.8.1 Construction Phase A number of the construction traffic movements will be undertaken by heavy goods vehicles, though there will also be vehicle movements associated with the appointed contractors and their staff.

Whilst it is not possible at this stage to accurately identify the day to day traffic movements associated with the construction activities, based on experience of similar sites it is considered that the number of construction related heavy goods vehicle movements to and from the application site will be approximately 15 arrivals and departures during the first 2-3 months of works and decreasing to 3 to 5 thereafter.

Similarly, the general workforce is unlikely to exceed approximately 50 in number, which with an allowance for shared journeys could equate to a maximum of around 30 arrivals and departures per day. A construction car park for workers within the site and will be created on the start of works by the laying of a temporary surface for vehicles. This number of construction vehicle movements is considered to be relatively low compared to the wider road network. It should be noted that the majority of such vehicle movements would be undertaken outside of the traditional peak hours, and it is not considered this level of traffic would result in any operational problems.

Where applicable, care will be taken to ensure existing pedestrian and cycling routes are suitably maintained or appropriately diverted as necessary during the construction period, and temporary car parking is provided within the site for contractor’s vehicles. It is likely that construction will have a negligible impact on pedestrian and cycle infrastructure.

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12.8.2 Operational Phase

12.8.2.1 Traffic capacity The existing background traffic flows and predicted operational phase vehicular trip generation have been set out in earlier sections of this chapter. Table 12.9 below indicates the percentage impact of the additional traffic at the Boherboy Road/N81 priority-controlled junction.

Percentage impact AM Peak Hour (08:00 - 09:00) 6.9% PM Peak Hour (17:00 - 18:00) 8.2%

Table 12.9 - Percentage impact of development traffic at the Boherboy Road/N81 priority-controlled junction.

The table above indicates that the proposed development would have an impact of 6.9% in AM peak period and 8.2% in the PM peak period at the Boherboy Road/N81 priority-controlled junction.

The percentage impact results for the Boherboy Road/Mill Road signal-controlled junction are shown in Table 12.10 below.

Percentage Impact AM Peak Hour (08:00 - 09:00) 5.3% PM Peak Hour (17:00 - 18:00) 7.6%

Table 12.10 - Percentage Impact of development at the Boherboy Road/Mill Road Signalised Junction

The table above indicates that the proposed development would have an impact of 5.3% in AM peak period and 7.6% in the PM peak period at the Boherboy Road/Mill Road Signalised Junction In relation to the capacity of the road network, and increases in the number of vehicles using the network a Traffic and Transport Assessment has been carried out in accordance with Transport Infrastructure Ireland (TII, formally the National Roads Authority (NRA)) ‘Traffic and Transport Assessment Guidelines’ published in May 2014.

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A synopsis of the analysis from the Traffic and Transport Assessment are illustrated below. N81/Boherboy Road [Surveyed Junction 1]. The capacity results are summarised in Tables 12.11-12.12 below.

Junction 1 Base Year 2017 Opening Year 2022 Design Year 2027 Design Year 2037 AM Hour RFC Q RFC Q RFC Q RFC Q Arm A - - RFC Q - - - -

Arm B 0.597 1.45 - - 0.683 2.07 0.837 4.46

Arm C 0.743 2.58 0.649 1.74 0.660 1.87 0.795 3.49

Arm A – with Development - - 0.628 1.59 - - - -

Arm B – with Development - - - - 0.875 5.70 1.066 22.38

Arm C – with Development - - 0.834 4.03 0.706 2.28 0.847 4.67

Table 12.11 - Summary of capacity assessments for Junction 1~ AM peak

Junction 1 Base Year 2017 Opening Year 2022 Design Year 2027 Design Year 2037 PM Hour RFC Q RFC Q RFC Q RFC Q Arm A ------

Arm B 0.330 0.49 0.362 0.56 0.376 0.59 0.434 0.75

Arm C 0.618 1.58 0.674 2.0 0.700 2.24 0.803 3.52

Arm A – with Development ------

Arm B – with Development - - 0.403 .67 0.417 0..72 0.488 0.61

Arm C – with Development - - 0.876 5.9 0.903 7.19 1.013 18.27

Table 12.12 - Summary of capacity assessments for Junction 1~ PM peak

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It can be seen from Table 1211 – 12.12 above that Junction 1 slightly above capacity for the design year of 2037 with a maximum RFC of 1.066 in the AM peak period and 1.013 in the PM peak period. If the RFC value approaches 1.0 then queuing and delay can be expected to increase which would be typical of such locations that experiences during the AM and PM peak commuter periods. It is normal practice to ensure that the RFC is below 0.85 to achieve a theoretical reserve capacity of greater than 15%, although a value of 0.85 can be marginally exceeded in a future design year situation without any detrimental effect on the satisfactory and safe operation of the junction. From site observations, traffic flows at this location are relatively light during non-peak periods. Commuter traffic/school traffic in addition to the peak demands in the area resulted in increased observed flows during the relevant peak periods. These surges in traffic flows are temporary and of short duration but does lead to queuing and delays on the N82/Boherboy Road. The problem is more evident at the Boherboy Road junction as a result right turning traffic blocking left turning traffic. This combined with the narrow nature of Boherboy Road at the junction with the N81 makes the junction layout inefficient reducing the potential capacity. Mill Road/Boherboy Road Signalised Junction [Surveyed Junction 2]. The capacity results are summarised in Tables 12.13 – 12.14 below. A cycle time of 120s has been used.

Junction 2 Base Year 2017 Opening Year Design Year 2027 Design Year 2037 2022 AM Hour DoS Q PRC DoS Q PRC DoS Q PRC DoS Q PRC Arm A 74.78% 3.23 20.35% 88.23 3.90 2.01 87.41 4.29 2.96 89.17 6.58 0.93

Arm B 88.68% 3.57 1.49% 85.50 4.15 5.27 84.74 4.47 6.21 87.81 6.94 2.50

Arm C 86.00% 4.13 4.65% 87.26 4.77 3.14 89.35 5.22 0.73 89.37 7.88 0.70

Arm D 42.67% 1.47 110.91% 50.08 1.77 79.71 54.58 1.95 64.91 86.43 3.28 4.14

Arm A – with - - - 86.84 5.04 3.64 85.09 4.02 5.77 90.65 12.84 -0.72 Development

Arm B – with - - - 87.82 4.70 2.48 84.48 3.68 6.54 90.13 12.09 -.015 Development

Arm C – with - - - 87.94 5.45 2.34 82.07 2.90 9.66 89.83 13.70 0.19 Development

Arm D – with - - - 57.79 2.09 55.74 46.63 1.60 93.01 87.70 6.03 2.62 Development Table 12.13 - Summary of capacity assessments for Junction 2~ AM peak

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Junction 2 Base Year 2017 Opening Year 2022 Design Year 2027 Design Year 2037 PM Hour DoS Q PRC DoS Q PRC DoS Q PRC DoS Q PRC Arm A 65.47 10.6 37.47 70.81 11.6 27.10 73.01 12.0 23.28 81.80 13.6 10.03 % 8 % % 4 % % 3 % % 5 %

Arm B 65.51 35.31 71.42 26.02 73.60 22.28 83.41 3.77 4.05 4.18 4.76 7.90% % % % % % % %

Arm C 64.40 39.76 70.33 27.97 72.67 10.0 23.85 81.30 11.3 10.70 8.84 9.72 % % % % % 7 % % 9 %

Arm D 66.38 35.59 71.76 25.42 74.22 21.25 83.64 10.1 7.91 8.59 8.91 7.60% % % % % % % % 3

Arm A – 75.74 12.7 18.83 77.27 13.0 16.48 87.04 14.9 with - - - 3.40% % 7 $ % 6 % % 2 Developme nt Arm B – 73.05 81.80 10.02 85.05 with - - - 4.15 23.20 4.28 4.85 5.82% % % % % Developme nt Arm C – 74.85 10.2 77.89 10.8 15.55 88.71 12.3 with - - - 20.25 1.46% % 2 % 6 % % 2 Developme nt Arm D – 74.67 77.36 16.33 86.56 10.5 with - - - 8.97 20.52 9.32 3.98% % % % % 2 Developme nt Table 12.14 - Summary of capacity assessments for Junction 2~ PM peak

It can be seen from Tables 12.13 – 12.14 above that Junction 2 operates within capacity for all scenarios assessed up to the design year of 2033 with a maximum DoS of 90.65% in the AM peak and 88.71% in the PM peak. A DoS value of 85% or below indicates that the junction is operating within capacity. A DoS value of between 85% and 100% indicates that the junction remains within capacity but is beginning to show signs of queuing and delay. A DoS value of less than 100% is desirable in urban areas during peak period traffic. It is apparent from these results that the effect on this junction of the newly generated flows is minimal. With queuing and delays at a minimum the junction operates within capacity.

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Site Access A [Surveyed Junction 3]. Site access A is a new junction on to Boherboy Road. It is therefore been assessed for the opening years with development only. The capacity results are summarised in Tables 12.15 & 12.16 below.

Site Access A - AM Opening Year 2022 Design Year 2027 Design Year 2037 AM Hour RFC Q RFC Q RFC Q Arm A ------

Arm B ------

Arm C ------

Arm A – with ------Development

Arm B – with 0.192 0.23 0.193 0.24 0.193 0.24 Development

Arm C – with 0.024 0.0 0.025 0.05 0.025 0.05 Development Table 12.15 - Summary of capacity assessments for Site Access A ~ AM peak

Site Access A - PM Opening Year 2022 Design Year 2027 Design Year 2037 AM Hour RFC Q RFC Q RFC Q Arm A ------

Arm B ------

Arm C ------

Arm A – with ------Development

Arm B – with 0.106 0.12 0.107 0.13 0.112 0.13 Development

Arm C – with 0.162 0.40 0.164 0.41 0.176 0.48 Development Table 12.16 - Summary of capacity assessments for Site Access A~ AM peak

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This assessment serves to confirm firstly the extent of available capacity exhibited at this junction, and secondly the proportional effect of the addition of the development traffic. It can be seen from Tables 12.15 – 12.16 above that Site Access A operates within capacity for all scenarios assessed up to the design year of 2033 with a maximum RFC of 0.193 in the AM peak and 0.176 in the PM Peak. It is apparent from these results that the effect on this junction of the newly generated flows is minimal. With queuing and delays at a minimum the junction operates within capacity.

Site Access B [Surveyed Junction 3]. Site access B is a new junction on to Boherboy Road. It is therefore been assessed for the opening years with development only. The capacity results are summarised in Tables 12.17 & 12.18 below

Site Access B - AM Opening Year 2022 Design Year 2027 Design Year 2037 AM Hour RFC Q RFC Q RFC Q Arm A ------

Arm B ------

Arm C ------

Arm A – with ------Development

Arm B – with 0.191 0.23 0.193 0.24 0.200 0.25 Development

Arm C – with 0.024 0.02 0.025 0.03 0.026 0.03 Development

Table 12.17 - Summary of capacity assessments for Site Access B ~ AM peak

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Site Access B - PM Opening Year 2022 Design Year 2027 Design Year 2037 AM Hour RFC Q RFC Q RFC Q Arm A ------

Arm B ------

Arm C ------

Arm A – with ------Development

Arm B – with 0.102 0.11 0.103 0.11 0.108 0.12 Development

Arm C – with 0.151 0.36 0.153 0.26 0.166 0.44 Development

Table 12.18 - Summary of capacity assessments for Site Access B ~ PM peak

This assessment serves to confirm firstly the extent of available capacity exhibited at this junction, and secondly the proportional effect of the addition of the development traffic. It can be seen from Tables 12.17 – 12.18 above that the Site Access B operates within capacity for all scenarios assessed up to the design year of 2037 with a maximum RFC of 0.200 in the AM peak and 0.166 in the PM Peak. It is apparent from these results that the effect on this junction of the newly generated flows is minimal. With queuing and delays at a minimum the junction operates within capacity.

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12.9 Remedial or Reductive Measures

12.9.1 Construction Phase It is considered that a Construction Management Plan (CMP) would be prepared by the appointed contractor in order to minimise the potential impact of the construction phase of the proposed development on the safety and amenity of other users of the public road. The CMP will consider the following aspects:

. routes to be used by vehicles; . working hours of the site; . details of construction traffic forecasts; . times when vehicle movements and deliveries will be made to site; . facilities for loading and unloading; and . facilities for parking cars and other vehicles.

12.9.2 Operational Phase The original analysis showed that the Boherboy Road/N81 priority-controlled junction operates above capacity in the do- nothing scenario. This is reflected in Kildare County Council’s ‘N81 Hollywood Cross to Tallaght Road Improvement Scheme’ which sought to deliver capacity and road safety improvements at this location.

From the junction analysis it is evident that vehicles on the Boherboy Road seeking to turn right at the N81 Junction are causing delays on this arm of the junction as they wait for an appropriate gap in traffic to make their manoeuvre.

Fig. 12.6 - Existing Boherboy/N81 Priority Controlled Junction

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One possible solution to this is to add a right turn lane. This would prevent right turning vehicles blocking those vehicles wishing to travel towards Tallaght. The flows analysed in previously for this junction have been reanalysed based on the above mitigation measures.

Fig. 12.7 - Existing Boherboy/N81 Priority Controlled Junction

For further details of the mitigation measures refer to Pinnacle drawing no. P170804_P145 to P170804_P147.

The proposed mitigation measures have a positive impact on the operation of the N81/Boherboy Road junction, but it continues to experience congestion and delays. Again, it is noted that the development alone would not cause the congestion and delays.

12.10 Monitoring Not applicable in respect of traffic and transport.

12.11 Reinstatement Not applicable in respect of traffic and transport.

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13.0 MATERIAL ASSETS: RESOURCE AND WASTE MANAGEMENT

13.0 Waste Management

13.1 Introduction

This chapter has been prepared by Delphi Design Architects and Planners (Tracy Armstrong MRUP MIPI MRTPI). The resource and waste management impacts associated with the project are considered in this Chapter. This assessment covers potential impacts from the construction phase as well as the operational phase of the development. The principle objective of sustainable resource and waste management procedures is to ensure efficient consumption of resources, to promote the minimisation of waste generation and, where this is not possible, to encourage reuse, recycling and recovery of waste to minimise the quantity of waste requiring disposal.

To achieve resource efficiency, there is a need to move from a traditional linear economy to a circular economy (see Figure 13.1). Sustainable waste management should follow the waste hierarchy (see Figure 13.2) as set out in Article 4 of the Waste Framework Directive (2008/98/EC).

Fig. 13.1 - Circular Economy

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Fig. 13.2 - EU Waste Hierarchy

This assessment has been conducted in the context of current legislation, relevant standards and guidance, and identifies any requirements or opportunities for mitigation.

This Chapter has been prepared by Delphi Planning (Tracy Armstrong BA MRUP MIPI MRTPI).

13.2 Assessment Methodology

The assessment of the impacts of the proposed development arising from the consumption of resources and the generation of waste materials, was carried out taking into account the methodology specified in relevant guidance documents, along with an extensive document review to assist in identifying current and future requirements for waste management including national and regional waste policy, waste strategies, management plans, Directives and relevant reports. An extensive list of the documents reviewed in the preparation of this Chapter can be found in Section 13.9 (Reference List).

This Chapter is based on the project, as described in Chapter 3 and considers the following aspects:

. The legislative context; . The construction phase (including excavation) (there is no demolition works); and . The operational phase. . A desk study was carried out which includes the following tasks: . Review of applicable policy and legislation which creates the legal framework for resource and waste management in Ireland; . Description of the typical waste materials that will be generated during the construction and operational phases; and . Identification of mitigation measures to prevent waste generation and promote management of waste in accordance with the waste hierarchy.

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Estimates of waste generation during the construction and operational phase for the project have been calculated and are set out in the submitted Construction and Demolition Waste Management Plan prepared by Ayrton Group. The waste types and estimated quantities are based on published data by the EPA in National Waste Reports, data recorded from similar previous developments, Irish and US EPA waste generation research and other available research sources listed in Section 13.9.

Mitigation measures are proposed to minimise the effect of the proposed development on the environment during the construction and operational phases, to promote efficient waste segregation and to reduce the quantity of waste requiring final disposal. This information is presented in Sections 13.5 and 13.6.

A detailed review of the existing ground conditions on a regional, local and site specific scale are presented in Chapter 6 Land and Soils. This section of the EIAR also discusses the environmental quality of soils which will have to be excavated to facilitate construction of the proposed development. The direct and indirect effects of waste related transport are considered in Chapter 12 Material Assets: Transportation.

13.2.1 Legislation and Guidance

The sustainable consumption of resources is carried out in accordance with the overarching concept of Sustainable Development defined in the Brundtland Commission Report as “development which meets the needs of current generations without compromising the ability of future generations to meet their own needs”. This concept has informed European policy publications such as the European 2020 Strategy and Roadmap to a Resource Efficient Europe as well as Our Sustainable Future - a framework for sustainable development in Ireland.

Waste management in Ireland is subject to EU, national and regional waste legislation which defines how waste materials must be managed, transported and treated. The overarching EU legislation is the Waste Framework Directive (2008/98/EC) which is transposed into national legislation in Ireland. The cornerstone of Irish waste legislation is the Waste Management Act 1996 (as amended).

In addition, the Irish government issues regular policy documents which outline measures aimed to improve waste management practices in Ireland and help the country to achieve EU targets in respect of recycling and disposal of waste. The most recent policy document A Resource Opportunity – Waste Management Policy in Ireland was published in 2012 and stresses the environmental and economic benefits of better waste management, particularly in relation to waste prevention.

The strategy for the management of waste from the construction phase is carried out in line with the requirements of the Best Practice Guidelines for the Preparation of Waste Management Plans for Construction and Demolition Projects published in 2006. The guidance document Construction and Demolition Waste Management: A handbook for Contractors and Site Managers was also consulted in the preparation of this assessment. There is currently no Irish guidelines on the assessment of operational waste generation and guidance is taken from industry guidelines, British Standards and other relevant studies and reports.

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13.3 Receiving Environment

The proposed development is located within the Local Authority area of South Dublin County Council (SDCC). In terms of waste management, the receiving environment is largely defined by SDCC as the local authority responsible for setting and administering waste management activities in the area. This is governed by the requirements set out in the Eastern-Midlands Region (EMR) Waste Management Plan 2015 – 2021. This plan replaces the previous plan for the Dublin region due to changing National policy as set out in A Resource Opportunity: Waste Management Policy in Ireland and changes being enacted by the Waste Framework Directive. The waste management plan sets the following targets for waste management in the region:

. A 1% reduction per annum in the quantity of household waste generated per capita over the period of the plan; . Achieve a recycling rate of 50% of managed municipal waste by 2020; and . Reduce to 0% the direct disposal of unprocessed residual municipal waste to landfill (from 2016 onwards) in favour of higher value pre-treatment processes and indigenous recovery practices.

The plan does not set a specific target for construction & demolition (C&D) waste, however the Waste Framework Directive sets a target for Member States of ‘70% preparing for reuse, recycling or other recovery of construction and demolition waste (excluding natural soils and stones and hazardous wastes)’ to be achieved by 2020 and this is highlighted in the regional waste plan.

The National Waste Statistics update published by the EPA in January 2017 identifies that Ireland’s current progress against this C&D waste target is at 91% and our progress against ‘Preparing for reuse and recycling of 50% by weight of household derived paper, metal, plastic & glass (includes metal and plastic estimates from household WEEE)’ is at 45%. Both of these targets are required to be met by 12 December 2020 in accordance with the requirements of the Waste Framework Directive.

The South Dublin County Development Plan 2016-2022 also sets policies and objectives for the SDCC area which reflect those set out in the regional waste management plan. SDCC have also issued Environment Bye- Laws for the region which identify key requirements for the storage, presentation and collection of household and commercial waste in the region.

In terms of physical waste infrastructure, the Boherboy environs are served by a SDCC Civic Amenity Centre in Ballymount located a short distance to the east of the development and bring centres nearby for glass and textiles in. SDCC does not currently have any landfill site in its functional area, it however does have one active waste treatment facility in Ballymount. As a result, the vast majority of waste that arises in the County is collected locally and transferred outside of the area for treatment and/or disposal.

There are numerous waste permitted and licensed facilities located in the Eastern-Midlands Waste Region for management of waste from the construction industry as well as municipal sources. These include soil recovery facilities, inert C&D waste facilities, hazardous waste treatment facilities, municipal waste landfills, material recovery facilities, waste transfer stations and a waste-to-energy facility.

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13.4 Characteristics of the Proposed Development

The proposed development is described in Chapter 3. The following details are relevant for this Chapter.

13.4.1 Construction Phase

During the construction phase, materials will be generated from excavation of topsoil and subsoils across the site. This will primarily comprise soil and stones. Project engineers have estimated that there will be 285.5 tonnes of soil and stone excavated. Excess inert soils and subsoils excavated that are not required for use as fill on site will be disposed of or re-used offsite. The existing topography of the site and the extent of construction are discussed in detail in Chapters 3 and 6. Site levelling works as well as new road layout construction and installation of underground services will generate excavation material. Where possible and where the material is shown to be suitable, soil and stones will be re-used on-site. If for some reason material is not deemed appropriate for reuse on-site, it will need to be removed off-site either as a waste or as a by-product.

Where the material is to be reused on another site as a by-product (and not as a waste), this will be done in accordance with Article 27 of the European Communities (Waste Directive) Regulations 2011. Article 27 requires that certain conditions are met and that by-product decisions are made to the EPA, via their online notification form. Similarly, in the event of any soils/stones being imported onto the site from another construction site as a by-product, this will also be done in accordance with Article 27. If the material is deemed to be a waste, removal and reuse/recycling/recovery/disposal of the material will be carried out in accordance with the Waste Management Act 1996 (as amended), the Waste Management (Collection Permit) Regulations 2007 (as amended) and the Waste Management (Facility Permit & Registration) Regulations 2007 (as amended). The volume of waste requiring recovery/disposal will dictate whether a Certificate of Registration (COR), permit or licence is required by the receiving facility.

In order to establish the appropriate reuse, recovery and/or disposal route for the material to be removed off- site, it will first need to be classified. Waste material will initially need to be classified as hazardous or non- hazardous in accordance with the EPA publication Waste Classification – List of Waste & Determining if Waste is Hazardous or Non-Hazardous. Environmental soil analysis should be carried out prior to construction on a number of the soil samples in accordance with the requirements for acceptance of waste at landfills (Waste Acceptance Criteria) ¹².

This legislation sets limit values on landfills for acceptance of waste material based on properties of the waste including potential pollutant concentrations and leachability. The excavation waste if it cannot be reused onsite may be suitable for acceptance at either inert or non-hazardous soil recovery facilities/landfills in Ireland or, in the event of hazardous material being encountered, be transported for recovery or exported abroad for disposal in suitable facilities.

All excavations should be carefully monitored by a suitably qualified person to ensure that potentially contaminated soil is identified and segregated, if encountered. In the event that any potentially contaminated material is encountered, it will need to be segregated from clean/inert material, tested and classified as either non-hazardous or hazardous. ______12 European Communities Council Decision 2003/33/EC establishing criteria and procedures for the acceptance of waste at landfills pursuant to Article 16 of and Annex II to Directive 1999/31/EC

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There are a number of licensed facilities in the region which are suitable to accept inert and non-hazardous excavated material. These facilities are currently active and have capacity to accept excavated materials within the limits of their respective licenses. The environmental impact of recovery/disposal of soils and stones at these facilities has already been assessed in their facility applications. There are currently no hazardous soil waste disposal facilities in Ireland, in the event that contaminated material is encountered, and this material would have to exported to suitable facilities in Europe via Transfrontier Shipment of Waste (TFS) for disposal.

During the construction phase, waste will be produced from surplus materials such as broken or off-cuts of timber, plasterboard, concrete, tiles, bricks, etc. Waste from packaging (cardboard, plastic, timber) and oversupply of materials may also be generated. Further detail on the waste materials likely to be generated during the excavation and construction works are presented in the Construction & Demolition Waste Management Plan prepared by Aryton enclosed separately. The C&DWMP provides an estimate of the main waste types likely to be generated during the construction phase of the project and these are summarised in Table 13.1 below:

Table 12.1 - On and Off-site Reuse, Recycling and Disposal Estimates for Construction Waste Waste Reuse/Offsite Recycle Disposal

Waste Types tonnes % tonnes % tonnes % tonnes Soil & Stones 1903.6 85% 1618.06 0% 0.0 15% 285.5 Concrete, Bricks, Tiles, Ceramics, Plasterboard 298.2 20% 59.63 75% 223.6 5% 14.9 Asphalt, Tar and Tar products 22.9 0% 0.00 25% 5.7 75% 17.2 Metals 22.9 5% 1.15 80% 18.3 15% 3.4 Other 45.9 10% 4.59 40% 18.3 50% 22.9 Total 2293.5 1683.43 266.0 344.0

Table 13.1 - Predicted Construction Waste Targets for the Proposed Development

A Construction Management Plan (CMP) has also been prepared and is included with this planning application documentation. It should be noted that until final materials and detailed construction methodologies have been confirmed it is difficult to predict with a high level of accuracy the construction waste that will be generated from the proposed works as the exact materials and quantities may be subject to some degree of change and variation during the construction process. However, the above estimates are calculated on the basis of the maximum permitted development are considered to be the worst case scenario.

13.4.2 Operational Phase

The proposed development will give rise to a wide variety of waste streams during the operational phase, i.e. when the project is completed, open and occupied. Operational waste will be generated on a daily basis by residents of the apartments.

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The main waste types that will be generated on a daily basis will be:

. Dry mixed recyclables (DMR); . Mixed non-recyclables (MNR) (general waste); . Organic (food) waste; and . Glass

In addition, the following waste types will also be generated in less quantities and less frequently across the development:

. Textiles; . Green waste from landscaping; . Batteries (typically non-hazardous but may include hazardous); . Waste Electrical and Electronic Equipment (WEEE) (mainly non-hazardous); and . Cleaning chemicals (solvents, pesticides, paints, adhesives, resins, detergents etc.).

Dedicated areas for waste storage have been allocated at basement level. Waste will be transferred from the storage areas to surface level to dedicated refuse collection points. It should be noted that it is envisaged that the entire development will be in the control of a Management Company.

13.5 Construction Impacts, Mitigation and Monitoring Measures

13.5.1 Construction Impacts

Construction wastes will need to be taken to suitably permitted waste facilities for processing and segregation. There are numerous licensed waste facilities in the Greater Dublin Area that can accept hazardous and non- hazardous waste materials and acceptance of waste from the proposed development would be in line with daily activities at the facilities. At present, there is sufficient capacity for the acceptance of construction waste materials at facilities in the region and, where possible, waste is segregated into recyclable and recoverable materials. The majority of construction materials are either recyclable or recoverable and Ireland’s current recycling rate for C&D waste is at 91% as identified in Section 13.3.

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Recovery and recycling of construction waste has a positive impact on sustainable resource consumption, for example where waste timber is mulched into a landscaping product or waste asphalt is recycled for use in new pavements. The use of recycled materials, where suitable, reduces the consumption of natural resources.

13.5.2 Mitigation

In addition the following mitigation measures will be implemented:

. Building materials will be chosen with an aim to ‘design out waste’;

. Maximum segregation of waste materials will be carried out to increase opportunities for off-site reuse, recycling and recovery – it is anticipated that the following waste types, at a minimum, will be segregated:

o Concrete rubble (including ceramics, tiles and bricks); o Plasterboard;

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. Any hazardous wastes generated (such as chemicals, solvents, glues, fuels, oils) will also be segregated;

. All waste materials will be stored in skips or other suitable receptacles in designated areas of the site. The waste storage area(s) will be assigned and all construction staff provided with training regarding the waste management procedures on commencement of the project;

. Left over materials (e.g. timber off-cuts, broken concrete blocks/bricks) and any suitable construction materials shall be re-used on-site where possible; . A waste manager will be appointed by the main contractor(s) to ensure effective management of waste during the excavation and construction works;

. All waste leaving site will be reused, recycled or recovered where possible to avoid material designated for disposal;

. All waste leaving the site will be transported by suitable permitted contractors and taken to suitably registered, permitted or licenced facilities; and

. All waste leaving the site will be recorded and copies of relevant documentation maintained.

Any nearby sites requiring clean fill material will be contacted to investigate reuse opportunities for clean and inert material, if it requires removal off-site. If any of the material is to be reused on another site as by-product (and not as a waste), this will be done in accordance with Article 27 of the EC (Waste Directive) Regulations (2011) as previously referred to Section 13.4 and detailed in the C&DWMP. These mitigation measures will ensure that the waste arising from the construction phase of the development is dealt with in compliance with the provisions of the Waste Management Act 1996, as amended, associated Regulations, the Litter Pollution Act 1997 and the EMR Waste Management Plan (2015 - 2021). It will also ensure optimum levels of waste reduction, reuse, recycling and recovery are achieved and will encourage sustainable consumption of resources.

13.5.3 Monitoring Measures

The objective of setting targets for waste management is only achieved if the actual waste generation volumes are calculated and compared. The C&DWMP specifies the need for a waste manager to be appointed who will have responsibility to monitor the actual waste volumes being generated and to ensure that the contractor(s) and sub-contractors are segregating waste. Where targets are not being met, the waste manager should identify the reasons for targets not being achieved and work to resolve any issues. Recording of waste generation during the project will enable better management of waste contractor requirements and identify trends. The data should be maintained to advise on future projects.

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13.5.4 Cumulative Effects

Given the greenfield entire of the subject site, the existing long established residential estates to the north and east and the agricultural lands to the west, there are no adjoining lands that are either under construction or subject to extant permissions for commercial development. Further beyond, to the north and north-east, residential developments of c. permission has been granted in the plan area of the Fortunestown LAP of c. 1,700 units, some of which have commenced construction. It is unknown when construction will commence on

all of those sites. In a worst-case scenario, all developments could be developed concurrently or overlap in the construction phase. Due to the high number of waste contractors in the Dublin region there would be sufficient contractors available to handle waste generated from all of these sites simultaneously, if required. Similar waste materials would be generated by all of the developments.

13.6 Operational Impacts, Mitigation and Monitoring Measures

13.6.1 Operational Impacts

The proposed development is planned to accommodate a large number of residents. The potential impacts on the environment of improper, or a lack of, waste management during the operational phase would be a diversion from the priorities of the waste hierarchy which would lead to significant volumes of waste being sent unnecessarily to landfill. In addition, the requirements of the SDCC Environment Bye-Laws and County Development Plan along with the targets outlined in the EMR Waste Management Plan 2015 – 2021, would not be met.

The presence of residents within the development means the generation of waste materials during the operational phase is an unavoidable impact. Networks of waste collection, treatment, recovery and disposal infrastructure are in place in the region to manage waste efficiently from this type of development. Waste which is not suitable for recycling is typically sent for energy recovery. There are also facilities in the region for segregation of municipal recyclables which is typically exported for conversion in recycled products (e.g. paper mills and glass recycling).

The waste materials generated on a daily basis will require temporary storage within residential units with dedicated waste storage areas required for each residential dwelling. Collection vehicles will be required to service the development on a regular basis to remove waste.

The use of non-permitted waste contractors or unlicensed facilities could give rise to inappropriate management of waste and result in negative environmental impacts or pollution. It is essential that all waste materials are dealt with in accordance with regional and national legislation, as outlined previously, and that time and resources are dedicated to ensuring efficient waste management practices in line with the WMP.

If waste material is not managed and stored correctly, it is likely to lead to litter or pollution issues at the development and on adjacent developments. The knock-on effect of litter issues is the presence of vermin within the development and the surrounding areas. For a project that will be showcased to attract residents this would have a negative impact. The impact of operational waste generation from the development is expected to be moderate, neutral and permanent.

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13.6.2 Mitigation

In addition the following mitigation measures will be implemented:

. On-site segregation of all waste materials into appropriate categories including (but not limited to): o Dry Mixed Recyclables; o Organic/catering waste (including garden waste from landscaping activities). o Mixed Non-Recyclable Waste; o Glass; o Textiles; o Batteries (non-hazardous and hazardous) o Waste electrical and electronic equipment (WEEE) including computers, printers and other ICT equipment; o Cleaning chemicals (solvents, pesticides, paints, adhesives, resins, detergents, etc.); and o Fluorescent bulb tubes and other mercury containing waste (if arising).

. All waste materials will be stored in colour coded bins or other suitable receptacles in designated, easily accessible locations. Bins will be clearly identified with the approved waste type to ensure there is no cross contamination of waste materials; . All waste collected from the development will be reused, recycled or recovered where possible, with the exception of those waste streams where appropriate facilities are currently not available; . All waste leaving the site will be transported by suitable permitted contractors and taken to suitably registered, permitted or licensed facilities; and . All waste leaving the site will be recorded and copies of relevant documentation maintained.

These mitigation measures will ensure the waste arising from the development is dealt with in compliance with the provisions of the Waste Management Act 1996, as amended, associated Regulations, the Litter Pollution Act 1997 and the EMR Waste Management Plan (2015 - 2021). It will also ensure optimum levels of waste reduction, reuse, recycling and recovery are achieved.

13.6.3 Monitoring Measures

There may be opportunities to reduce the frequency of collection for dwellings within the development where estimates have been too conservative. Waste legislation and SDCC Environment Bye-Laws should also be consulted on a regular basis in case of any changes which may impact on waste management procedures.

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13.6.4 Cumulative Effects

The current development of the adjacent residential plot will generate similar waste materials to those anticipated to be generated at the proposed development. Authorised waste contractors will be required to collect waste materials segregated, at a minimum, into recyclables, organic waste and non-recyclables. An increased density of development at Boherboy will improve the efficiencies of municipal waste collections in the area.

It can be considered that increased development will present opportunities for waste contractors to increase efficiency in collection of waste and for more operators to provide collection services for residential customers.

13.7 Residual Impacts

The management of waste materials during the construction and operational phases of the project in accordance with the mitigation measures outlined above will ensure that there are minimal residual impacts from the proposed development.

The waste infrastructure in the Eastern-Midlands Region is constantly evolving and the introduction of the wasteto-energy facility in Poolbeg, Co. Dublin will provide an opportunity for suitable non-recyclable waste streams to be treated within Ireland as opposed to exporting or landfilling. It is considered that there will be sufficient capacity within the Irish waste management industry to support the proposed development without any residual impact.

13.8 ‘Do Nothing’ Scenario

The resource and waste management impact assessment assumes that under the ‘Do-Nothing Scenario’ the proposed development would not be undertaken. Consequently, there will be a neutral impact on resource and waste management.

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13.9 Reference List

Brundtland Commission, Report of the World Commission on Environment and Development: Our Common Future (1987) BS 5906:2005 Waste Management in Buildings – Code of Practice (2005). Department of the Environment, Heritage and Local Government (DEHLG), Changing Our Ways – A Policy Statement on Waste Management (1998) Department of the Environment, Community and Local Government (DECLG), A Resource Opportunity – Waste Management Policy in Ireland (2012) Directive 2008/98/EC of the European Parliament and of the Council of 19 November 2008 on waste and repealing certain Directives DECLG, Our Sustainable Future (2012) DEHLG, Preventing and Recycling Waste - Delivering Change (2002) DEHLG, Making Ireland’s Development Sustainable – Review, Assessment and Future Action, World Summit on Sustainable Development (2002) DEHLG, Sustainable Urban Housing: Design Standards for New Apartments, Guidelines for Planning Authorities (2015) DEHLG, Taking Stock and Moving Forward (2004) DEHLG, National Strategy on Biodegradable Waste (2006) South Dublin County Council (SDCC), South Dublin County Development Plan (2016) Eastern-Midlands Region/Connacht Ulster Region/Southern Region, Construction & Demolition Waste: Soil & Stone Recovery/Disposal Capacity (2015) Eastern-Midlands Waste Region, Eastern-Midlands Region (EMR) Waste Management Plan 2015 – 2021 (2015) EPA, EPA’s National Statistics – Progress towards EU recycling, recovery and diversion targets (January 2017) EPA, European Waste Catalogue and Hazardous Waste List (2002) EPA, National Waste Database Reports 1998 -2012 EPA, Waste Classification – List of Waste & Determining if Waste is Hazardous or Non-Hazardous (2015) European Commission, Europe 2020 – A strategy for smart, sustainable and inclusive growth (2010) European Commission, Roadmap to a Resource Efficient Europe (2011) European Waste List – Council Decision 94/904/EC (as per Council Directive 75/4442/EC) FÁS and the Construction Industry Federation (CIF), Construction and Demolition Waste Management – a handbook for Contractors and Site Managers (2002) Hazardous Waste List – Council Decision 94/904/EC (as per Council Directive 91/689/EEC) National Construction and Demolition Waste Council (NCDWC) and DEHLG, Best Practice Guidelines on the Preparation of Waste Management Plans for Construction and Demolition Projects (2006) USEPA, Municipal Solid Waste Generation, Recycling and Disposal in the United States; Facts and Figures for 2012 (2014)

13.9.1 Relevant Legislation:

Environmental Protection Act 1992 (No. 7 of 1992) as amended Litter Pollution Act 1997 (No. 12 of 1997) Waste Management Act 1996 (No. 10 of 1996) as amended. Sub-ordinate and associated legislation includes:

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. European Communities (Waste Directive) Regulations 2011 (S.I. No. 126 of 2011) as amended . Waste Management (Collection Permit) Regulations 2007 (S.I. No. 820 of 2007) as amended . Waste Management (Facility Permit and Registration) Regulations 2007 (S.I No. 821 of 2007) as amended . Waste Management (Licensing) Regulations 2000 (S.I No. 185 of 2000) as amended . European Union (Packaging) Regulations 2014 (S.I. No. 282 of 2014) as amended . Waste Management (Planning) Regulations 1997 (S.I. No. 137 of 1997) as amended . Waste Management (Landfill Levy) Regulations 2015 (S.I. No. 189 of 2015) . European Union (Waste Electrical and Electronic Equipment) Regulations 2014 (S.I. No. 149 of 2014) . European Union (Batteries and Accumulators) Regulations 2014 (S.I. No. 283 of 2014) as amended . Waste Management (Food Waste) Regulations 2009 (S.I. No. 508 of 2009) as amended . European Union (Household Food Waste and Bio-waste) Regulations 2015 (S.I. No. 191 of 2015) . Waste Management (Hazardous Waste) Regulations 1998 (S.I. No. 163 of 1998) as amended . Waste Management (Shipments of Waste) Regulations 2007 (S.I. No. 419 of 2007) as amended . The European Communities (Transfrontier Shipment of Hazardous Waste) Regulations 1988 (S.I. No. 248 of 1988) . European Communities (Shipments of Hazardous Waste exclusively within Ireland) Regulations 2011 (S.I. No. 324 of 2011) . European Union (Properties of Waste which Render it Hazardous) Regulations 2015 (S.I. No. 233 of 2015).

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14.0 CULTURAL HERITAGE

14.1 Introduction

It is proposed to construct a residential development at Boherboy, Saggart, Co. Dublin. John Purcell Archaeological Consultancy undertook this report on behalf of the applicants. This report assesses the impact of the works on the archaeological landscape and on potential sub surface remains. The report includes a desktop study, a site inspection and the excavation of test trenches. The desktop section of the report was compiled using: The Records of Monuments and Places; buildings of Ireland, Excavations Bulletin; historic maps; aerial photographs; place names and historic books and journals. Field walking was undertaken in March 2018 and archaeological testing was undertaken in May 2018.

Fig. 14.1 - Location of development site in Boherboy, Saggart, Co. Dublin

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14.2 Assessment Methodology 14.2.1 Guidance and Legislation As part of the assessment the following legislation and guidelines were consulted as part of the study: . National Monuments Acts, 1930-2014 . The Planning and Development (Strategic Infrastructure) Bill, 2006 . Heritage Act 1995 . Environment Protection Agency. 2015 Advice Notes for preparing Environmental Impact Statements . Frameworks and Principles for the protection of Archaeological Heritage 1999 . Architectural Heritage (National Inventory) and Historic Monuments and the Local Government (Planning and Development) Act 2000

14.2.2 Study Methodology This assessment consists of a paper survey identifying all recorded sites within the vicinity of the proposed development and a site inspection. The methodology has been conducted based on the guidelines from the Department of Culture, Heritage and the Gaeltacht (D.C.H.G.).

14.2.3 Desktop Survey The desktop survey undertaken consisted of a document and cartographic search utilising a number of sources including the following: . Record of Monuments and Places (RMP); The RMP records known upstanding archaeological monuments, the original location of destroyed monuments and the location of possible sites identified through, documentary, cartographic, photographic research and field inspections.

The RMP consists of a list, organised by county and subdivided by 6” map sheets showing the location of each site. The RMP data is compiled from the files of the Archaeological Survey.

. National Inventory of Architectural Heritage; The inventory of architectural heritage lists all post 1700 structures and buildings in the country. This includes structures of architectural, historical, archaeological, artistic, cultural, social, scientific or technical importance.

. County Development Plans; The Development plan was consulted to ascertain if any structures listed in the Record of Protected Structures (RPS) and/or any Architectural Conservation Areas (ACAs). The Record of Protected Structures lists all protected structures and buildings in Fingal. This includes structures of architectural, historical, archaeological, artistic, cultural, social, scientific or technical importance.

. Cartographic Sources; The following maps were examined: Down Survey, Rocque Map (1760), Taylors Map (1816), 1st edition Ordnance Survey Maps (1836-1846) and 2nd edition Ordnance Survey Maps (1908) and the Cassini Map.

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. Literary Sources; Various published sources, including local and national journals, were consulted to establish a historical background for the proposed development site. Literary sources are a valuable means of completing the written record of an area and gaining insight into the history of the environs of the proposed development. Principal archaeological sources include:

o The Excavations Bulletin; o Local Journals; o Published archaeological and architectural inventories; Peter Harbison, (1975). o Guide to the National Monuments of Ireland; and o O’Donovan’s Ordnance Survey Letters.

A comprehensive list of all literary sources consulted is given in the bibliography.

14.2.4 Site Inspection An archaeological field inspection survey seeks to verify the location and extent of known archaeological features and to record the location and extent of any newly identified features. A field inspection should also identify any areas of archaeological potential with no above ground visibility.

14.3 The Receiving Environment The proposed development is located in the townland of Boherboy 1.2km to the east of the village of Saggart. The study area is currently laid out as pasture in two fields. Evidence of land improvements in the form of hedgerow removal is visible. The site contains a modern farmyard and the remains of a dwelling in disrepair at the southeast. The field at the west also contains the remains of a 19th century farmyards (Appendix I, Figure 4- 5). The site slopes to the south and has commanding views over the countryside to the north. The site is bounded by a third-class road at the south and by a stream at the east. This stream flows is called the Corbally stream and flows into the Camac River. All the hedgerows include drainage channels that flows south to the stream. Housing developments are visible at the east and it is bounded by agricultural land at the west. The study area does not include any record archaeological monuments or sites listed in the National Architectural Inventory.

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Fig. 14.2 – Proposed Site Layout Plan

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14.4 General Archaeological and Historical Summary

14.4.1 Prehistory The Sites and Monuments Record (SMR) lists a number of prehistoric sites in this part of Co. Dublin. The earliest recorded archaeology in the area dates from the Neolithic (4,200-2,500BC). At this stage communities became more stable with the introduction of agricultural practices. The more permanent settlement allowed communities to construct large ceremonial sites. These megalithic sites are visible in the Dublin Mountains to the southeast of the study area. The bronze age marks the introduction of metal working to Ireland. This allowed for more efficient farming and hunting techniques. It also allowed for small industry and trade to take place between communities. Barrows are a common form of monument across in this area from this period. These are associated with the Bronze/Iron Age burial tradition (c. 2400 BC - AD 400) and are defined by an artificial mound of earth or earth and stone, normally constructed to contain or conceal burials. These sites vary in shape and scale and can be variously described as bowl-barrow, ditch barrow, embanked barrow, mound barrow, pond barrow, ring-barrow and stepped barrow. The incidence and frequency of these sites in the area attests to the extent of prehistoric settlement in this area from earliest times. Prehistoric settlements sites are generally not visible at ground level and can only be uncovered as a result of ground works.

14.4.2 Iron Age to Early Medieval Period In late Bronze Age Ireland the use of the metal reached a high point with the production of high quality decorated weapons, ornament and instruments, often discovered from hoards or ritual deposits. The Iron Age however is known as a ‘dark age’ in Irish prehistory. Iron objects are found rarely, but there is no evidence for the warrior culture of the rest of Europe, although the distinctive La Tené style of art with animal motifs and spirals was adopted. Political life in the Iron Age seems to have been defined by continually warring petty kingdoms vying for power. These kingdoms, run on an extended clan system, had their economy based on mixed farming and, in particular cattle. Settlement was typically centred on a focal hillfort. Another more domestic site common to the Bronze Age is the fulachta fiadh. These are located along the edges of streams or in damp areas. They consist of a mound of charcoal enriched soil with fragmented burnt rocks. They usually are accompanied by a wooden or stone lined trough. These were used seasonally possibly for cooking or may have been used for recreational purposes. Settlement in the Early Medieval Period is defined by the ringfort. The country was a patchwork of competing kingdoms during this period numbering up to 150. Ringforts were a farmstead surrounded by one or more earthen banks. These are the commonest monument across the south of Co. Dublin and have been frequently recorded in the area. These are generally located in areas with commanding views over the countryside to provide security.

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14.4.3 Ecclesiastical Settlement The introduction of Christianity to Ireland in the fifth century had a profound impact on Gaelic society, not in the least in terms of land ownership and the development of churches and the development of a large number of religious houses. The earliest churches were constructed of wood and mortar and wattle walls. By the ninth and tenth centuries these were being replaced by stone structures including the construction of Round Towers. These settlements became very important around the country and became small towns. Many of these sites were surrounded large earthen enclosures. An early medieval ecclesiastical enclosure is located to the south west (RMP DU021 034/001). This enclosure may be associated with the 7th century religious house founded by St. Mosacra. These communities functioned as proto towns across the country. Several early Christian Monuments are located in the vicinity of the site these including a group of monuments within the graveyard in Saggart, including two high crosses, a cross slab and a cross base, these are allegedly on the site of the original 7th century.

14.4.4 Historic Period Following the Norman Conquest of the country a series of tower houses and boroughs were built across this part of Co. Dublin. A series of medieval churches were also constructed across the area to service the growing population. Saggart was developed as a royal manor and property of the crown. It was regularly attacked by the Gaelic Irish and was invaded by the O’Briend and the O’Tooles in 1311. In 1323 the lands were handed over to the of St. Patricks Cathedral. It appears that the settlement was walled at this stage. In the late 15th century ditches were excavated surrounding the settlement to deter attack from the Dublin Mountains. A large number of tower houses and fortified houses were constructed in the area to protect and consolidate settlement in the area.

14.4.5 Post Medieval Ireland Seventeenth century Ireland saw massive upheaval a result of the Confederate wars, the Cromwellian response and the Wars of the two kings. The impact on the country was profound. The settlements at Saggart were affected by the Cromwellian Restoration and land settlements. All catholic property owners were affected, and large land and property confiscations took place. It has been estimated that up to a third of the population was wiped out because of famine, disease and war. Soldiers were given land as payment resulting in further upheaval of the local population and the establishment of large estates. These came to dominate the landscape from this period onwards. Religious intolerance in other parts of Europe resulted in the expulsion of the Huguenot from France which were welcomed by the English Crown into Ireland.

14.4.6 Industrial Period The eighteenth century saw considerable industrial growth across the country. In Saggart the Swiftbrook Paper Mills were founded in 1760. The mill was expanded and renovated in the later 18th century and the mid-19th century. These were powered using water wheels on the River Camac.

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14.4.7 Archaeological Monuments The site is adjacent to a number of archaeological monuments. A number of these are adjacent to the proposed development, these are listed below (all information taken from archaeology.ie).

A holy well is located in the townland of Boherboy to the west of the site (DU021-045). The archaeological survey of Ireland describes this as a natural spring alongside a field boundary in a field of rough pasture which falls away to the N. There are traces of dry stone walling around it. The site is marked by elder bushes. A standing stone pair is recorded in the townland of Boherboy to the southwest of the site (DU021-044). This is described in the archaeological survey of Ireland. The site is situated in a field of pasture at the base of the S slopes of Saggart Hill. The stones are aligned NW-SE and are 1.3m apart. The SE stone is a three-sided granite pyramid (H 1.4m; 1.2-1.5m), the NW stone is a rectangular, granite, pillar (H 1.6m; L 1-1.3m; Wth 0.8-0.9m). Known locally as the 'Adam and Eve' stones (McDix 1899, 125-9). To the south if the site in the townland of Corbally lies the remains of a holy well (DU021 051) This is described in the archaeological survey of Ireland as a natural spring well which lies in a marshy hollow. It is dedicated to St. Moling (Ó Danachair 1958, 85). The OS Letters describe it as a blessed well called Tobar Moling beside a burying ground which had been in use up to the 1830's (O'Flanagan 1926, 39). No longer venerated. As part of the Cork-Dublin gas pipeline a settlement site was uncovered in Brownsbarn to the north of the site (RMP DU021 023). This is described in the archaeological survey of Ireland. It was situated adjacent to a small stream. Although initially considered to be the remains of a possible fulachta fiadh (Gowan 1982, 29) on further examination it was determined as the remains of a possible settlement site. This was evident as a shallow fosse or drain (15m long, 0.3m deep and 1m wide) and a sub-rectangular pit (L 5.80m long and 0.9m wide). The fill in the fosse contained charcoal enriched soil, animal bone and oxidised clay, possibly from a hearth; a bone comb was recovered from the fill. The fill of the pit comprised a dark brown humus-enriched soil and animal bones. The excavators suggested that the finds indicate that the drain and pit may be part of a 9th or 10th century AD settlement site. It has not been possible to identify with certainty the precise location of this site and the current ITM coordinates should only be considered as indicative. The village of Saggart developed around an ecclesiastical settlement. This includes and number of monuments (listed below) and a number of medieval architectural fragments. The medieval church was surrounded by an ecclesiastical enclosure (DU021-034001). This is described in the archaeological survey of Ireland. The walled graveyard has a raised interior and is oval in plan (dims. c. 70m N-S c. 52m E-W). There are traces of an inner fosse at the base of slope running from N to SE (dims. Wth 5-7m, D 0.40m). The plan of the graveyard indicates the probable existence of an ecclesiastical enclosure associated with St. Mosacra who founded a church here in the 7th century.

The village also includes a medieval church (DU021-034002). The remains of medieval church are located in the centre of this enclosure(DU021-034001-). This survives to foundation level and comprises nave and chancel with a possible S transept ext. dims. nave L 22.25m, Wth 10.85m, wall T 1.30m; chancel 2.40m, L 4.80m, Wth 6.40m). A mortuary house was built over the E end of chancel. This church was still in good repair in 1615 but had collapsed by 1630 after which time it seems to have been abandoned (Ball 1905, 117; Bradley & King 1987, 293).

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The village also includes a deserted medieval settlement (DU021 034). Saggart was a small medieval borough located on an exposed position in the late medieval period. It was captured and burnt in 1580 by Fiach Mc Hugh O' Byrne. In the mid-17th century it was described as a village containing two castles in repair and the remains of another castle as well as some thatched houses and cabins (Ball 1902-20, III, 115). In 1682 Thomas Den was given the right of holding a weekly market and three weekly fairs there (ibid, 116). The layout of the settlement was linear, consisting of a single main street, intersected by a road running NW-SE. The marketplace was probably located at the intersection in the centre of the village where the plot pattern suggests that there may have been a triangular market place. The density of sites within the area shows high archaeological potential. Evidence of additional archaeological remains may be preserved below the ground level as has been evidenced through geo physical surveys of the area. Early house site and burials may be detected through archaeological excavation within the farm yard. Ground disturbance may uncover buried archaeological sites, features or artefacts.

14.5 Previous Archaeological Assessments No archaeological excavation is listed in excavations.ie for the townland of Boherboy. A number of remains have been excavated in the wider landscape. This includes medieval remains within the village of Saggart 500m to the west of the site. There may be other archaeological material in the area that has not yet been recorded. Houses constructed in the Medieval Period were generally made of stone and wood once this decayed the remains can be detected during excavation works. Similarly, burial sites may not have any surface markers and remain undetected below the surface. Ground disturbance may uncover buried archaeological sites, features or artefacts.

Fig. 14.3 - Extract from the RMP for the development with the proposed sheds marked for demolition

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Fig. 14.4 - Site layout with the test trenches marked

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Fig. 14.5 - First edition OS map with the development marked

Fig. 14.6 - 25” map (1897-1913) with the location marked

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Fig. 14.7 - 17th century Down Survey for the area

14.6 Architectural Record Two structures are listed in the buildings of Ireland in the townland of Boherboy. One of these in is close proximity to the proposed development but will not be impacted on. This site is described on buildingsofireland.com as a detached multiple-bay single-storey former house. It is located across the road to the south of the development (Register number 11214010). The cottage is now derelict and in danger of collapse, it dates from c.1800. The structure is constructed of rubble stone walls with possible mud wall construction also. The house has a pitched corrugated-iron roof with roughcast rendered central chimney stack. Another smaller chimney stack to the east gable. This vernacular dwelling is in poor condition but retains its partial mud walls. To the southwest of the development in the townland of Boherboy is a detached four-bay single storey farm house (Reg number 11219001). The structure dates to c.1860 and is now abandoned. The structure consists of stone rubble walls with brick dressing to cemented over openings. The roof is a pitched slate roof with some original slate. It contains chimney stacks to each gable end and the centre. Another farm house is located to the east of similar construction with a brick eaves course. It is a four-bay single storey outbuilding facing the road, with roughcast rendered walls, corrugated roof, and some original timber casement windows. A third structure is located in the townland of Corbally to the southeast of the study area (Reg 112114011). This is a detached two story, six bay former swelling house. It has smooth rendered walls. The walls at the east and west are roughly rendered. It contains timber casement windows.

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14.7 Archaeological Testing

A series of test trenches were excavated by a mechanical excavator on a dry overcast day (Fig. 14.4). These were placed to assess the impact on any possible archaeological deposits below the ground surface. These traversed the proposed development and the associated works (Fig.s 14.1 – 14.3).

Test Trench 1-2 These were excavated at the west of the site. The trench was 2m in width and between 3-350m in length and was excavated north to south, the field slopes steeply to the northeast. The upper layer of the trench was dark brown humic topsoil and overlay boulder clay. The topsoil was shallow in nature measuring between 0.2-0.25m in depth. Areas of gravel were visible on occasion along the trench. At the centre of the trench a large water mains traverses the site running east to west from Poulaphouca Reservoir to Dublin City. No archaeological features, finds or architectural fragments were visible in the trench.

Plate 1 -Trench 1 during excavation looking north

Test Trench 3 This was located in the centre of the site running from north to south in the field at the west. The site of the trench slopes to the north. The top of the trench has commanding views of the surrounding countryside. The trench was excavated by mechanical excavator. The trench was 2m in width and 300m in length. The topsoil was shallow in the trench averaging at 0.2m, this overlay the natural boulder clay. Areas of gravel was visible at intervals along the trench reflecting the unlaying stratigraphy of the site which is composed of gravel, sand and boulders.

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Plate 2 - Test trench three, looking north

Test Trench 4 This was located at the centre of the site in the field at the east. The trench was 2m in width and 250m in length and was excavated north to south. The upper layer of the trench was dark brown humic topsoil and overlay boulder clay. The topsoil was shallow in nature measuring between 0.2-0.25m in depth. Areas of gravel were visible on occasion along the trench. At the centre of the site evidence of a land boundary crossing the site east to west. This was also visible in trenches 5 and 6. At the north of the trench a large water mains traverses the site running east to west from Poulaphouca Reservoir to Dublin City. No archaeological features, finds or architectural fragments were visible in the trench.

Plate 3 -Test trench 4, looking south during excavation, plough marks visible

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Test trench 5 This was located at the centre of the site. The trench was 2m in width and 260m in length and was excavated north to south. The upper layer of the trench was dark brown humic topsoil and overlay boulder clay. The topsoil was shallow in nature measuring between 0.2-0.25m in depth. Areas of gravel were visible on occasion along the trench. At the centre of the site evidence of a land boundary crossing the site east to west. This was also visible in trenches 4 and 6. At the north of the trench a large water mains traverses the site running east to west from Poulaphouca Reservoir to Dublin City. No archaeological features, finds or architectural fragments were visible in the trench.

Plate 4 - Test trench 5, looking south, on the left with gap for the water mains visible, looking north at the right

Test trench 6 This was excavated along the northern half of the development from north to south. The trench was 2m in width and 95m in length. The trench was excavated through topsoil that measured on average 0.25m which overlay boulder clay. A modern drain was visible at the northern end of the trench running north to south.

Plate 5 - Test trench 6, looking south

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Test trench 7 This was excavated at the northeast of the development. The trench was excavated along a northeast sloping section of the field. The trench was 2m in width and 125m in length. The trench was excavated through topsoil that measured on average 0.2m which overlay an orange boulder clay. The trench was bisected by a hedgerow and drain. The drain had recently been cleaned and was assessed for features. No archaeological finds or features were encountered in the test trench or in the drain that bisected the trench.

Plate 6 - Test trench 7, looking north with modern drain visible

Test trench 8 This was excavated at the north of the development. The trench was excavated in the lowest part of the field. The trench was excavated through marshy ground at the east. The trench slopes gently to the northeast. The west of the trench was drier. Water loving plants such as rushes were visible at the west. The trench was 2m in width and 75m in length. The trench was excavated through topsoil that measured on average 0.2m which overlay a grey clay at the west and orange boulder clay at the west. The trench was bisected by a hedgerow and drain. The drain had recently been cleaned and was assessed for features. At the west the trench was curtailed to avoid the water mains. No archaeological finds or features were encountered in the test trench or in the drain that bisected the trench.

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Plate 7 - Test trench 8 during excavation, looking west

Test trench 9 This was excavated at the north of the development. The trench was excavated in the lowest part of the field. The trench was excavated through marshy ground at the east. The trench slopes gently to the northeast. The west of the trench was drier. Water loving plants such as rushes were visible at the west. The trench was 2m in width and 140m in length. The trench was excavated through topsoil that measured on average 0.2m which overlay a grey clay at the west and orange boulder clay at the west. The trench was bisected by a hedgerow and drain. The drain had recently been cleaned and was assessed for features. At the east the trench was curtailed to avoid the water mains. No archaeological finds or features were encountered in the test trench or in the drain that bisected the trench.

Plate 8 - Test trench 9, looking north

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Test trench 10-11 These trenches were excavated at the north of the development. The trenches were similar in stratigraphy. The trench in located in level ground. The type of ground was similar across the two fields. The trenches were excavated through marshy ground. Water loving plants such as rushes were visible at the west. The trenches were 2m in width and approximately 75m in length. They were excavated through topsoil that measured on average 0.2m which overlay a grey clay at the west with peaty soil visible in places. The trenches were bisected by a hedgerow and drain. The drain had recently been cleaned and was assessed for features. No archaeological finds or features were encountered in the test trench or in the drain that bisected the trench.

Plate 9 - Test trench 10, looking west

A series of text trenches were excavated across the site. The fill of the trenches was relatively uniform across the entire site. The trenches were 2m in width and between 55m and 350m in length, they were excavated to a maximum depth of 0.75m. The trenches did not contain any archaeological finds or features.

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14.8 Impact on the Cultural Heritage Landscape

14.8.1 Site Survey Field walking was undertaken in March 2018. The works recorded two ruined farmhouses and farmyards at the south of the study area along the Boherboy Road. The farmyard at the southeast is on the site of a dwelling marked on Taylors Map of 1816 and on the first edition OS Map at the north of the site (Figures 1-9). This farmyard was not marked on the Rocque map of 1760. The remains consist of two 20th century corrugated iron sheds and the remains of a 20th century stone structure at the southeast (Appendix II, Plates 1-9). At the southwest one shed remains of an earlier farmyard and dwelling marked on the first edition OS map. This is in a state of disrepair and heavily overgrown. It was visible as a single storey structure of random rubble walling with a corrugated iron roof. No archaeological features were recorded as a result of the field walking. Evidence of excavation for the watermains traversing the site was visible in the form of differential grass growth. The field are delineated by mature hedgerows and drainage channels. The fields are currently in use as pasture. The Vershoyles Stream at the east and the drains surrounding the fields have recently been cleaned, these were assessed for archaeological remains such as fulachta fiadh. None were in evidence.

14.8.2 Archaeological Testing Archaeological testing was undertaken in May 2018. The archaeological test trenches were excavated using a mechanical excavator fitted with a grading bucket. The trenches were located across the site to maximise the area tested, the trenches measured between 75 and 350m in length and 2m in width. The trenches were excavated to subsoil level. The trenches have shown that extensive land improvements have taken place across the site in the form of hedgerow removal. A series of watermains cross the site to provide Dublin City with water. No archaeological finds, features, architectural fragments or artefacts were uncovered as a result of the testing.

Plate 10 - Recently cleaned drainage channels

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Plate 11 - Looking west to Saggart Historical Centre

14.8.3 Recorded Monuments The proposed development will have no impact on the archaeological landscape or on any recorded monuments. No recorded monuments exist in the environs of the site and none will be affected by its development. The closest site is a holy well this is located 320m to the west. The ecclesiastical remains at Saggart are 1.2km to the west. The development will have no impact on these remains.

14.8.4 Cartographic Evidence An examination of the cartographic evidence for the area of proposed development was undertaken. This involved the 17th century Down Survey, The Rocque Map of 1760, Taylors Map of 1816, the first edition of the Ordnance Survey Map (Figure 4-6), and the Cassini map for the area. No features indicative of archaeological remains were visible on the maps or the aerial photographs for the area. Both fields contain domestic dwellings and farmyards at the south on the Boherboy Road. These are marked on the first edition OS map, the 25” map and the current OS map on the Boherboy Road. At the southeast the remains of a farmyard and dwelling are also visible on the early 19th Century Taylors Map and the OS maps but not on the 18th century Rocque Map. The structures have been replaced with modern structures including corrugated iron sheds and the remains of a 20th century farmhouse.

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At the southeast the remains of one structure visible on the first edition OS map of 1837 remain. This was heavily overgrown and only one wall was visible along the roadside. This shows a random rubble wall and a corrugated iron roof (Appendix II, Plates 1-9). The remainder of the structure was not visible.

14.8.5 Place name Evidence Townland names can give an indication of previous activities at the area that have since been forgotten and leave no trace at ground level. They can contain information on previous ownership, land use or archaeological monuments such as churches or settlement sites. Townland boundaries may reflect ancient territories, and some have been associated archaeological features. Townland names and boundaries were first recorded in the 17th century and lay down the land divisions from this period. The development in located in the townland of Boherboy in Irish this is Bothar Bui or yellow road.

14.8.6 Archaeological Potential The site does not include any visible archaeological remains and has been extensively tested. All areas including the drainage channels surrounding the site were assessed for archaeological remains none of which were in evidence. There is little potential for archaeological finds at the site and no further archaeological input is required.

14.8.7 Architectural Heritage The townland of Boherboy contains two structures listed in the National Inventory of Architectural Heritage (Appendix II, Figure 7). These are domestic farmhouse dwellings. One of them is in close proximity to the development and is located 25m to the south of the study area (Plate 5). This is within an existing farmyard and is surrounded by mature hedgerows. The proposed development will not impact negativily on the structure or on any structures listed in the database. The study area includes a number of farmyard structures. At the southwest these are modern and date to the 20th century, these are located on the site of a cluster of structures visible on the Taylor Map of 1816 and the first edition OS map. They were not visible on the earlier Rocque Map of 1760. At the southwest one farm structure remains from a farmyard marked on the first edition OS map but not on the 1816 Taylors map or the Rocque map of 1760. This is small in scale and of no architectural significance.

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14.9 Impact on the Cultural Heritage landscape

14.9.1 Archaeological The proposed development is located in an area that is currently in use as pasture land improvements works have taken place at the site in the form of hedgerow removal and the construction of drainage channels. Previously excavation has taken place to facilitate the water network from Poolaphoca reservoir to Dublin city. A series of water pipes cross the site. All these works have involved excavation of the original ground at the site. As part of this assessment a series of test trenches were excavated to access the remainder of the site for sub surface remains. The trenches covered a distance of almost 2,000m and were 2m in width. No archaeological remains were uncovered in these trenches. The study area does not include any recorded monuments and is at a distance from any recorded monuments.

14.9.2 Architectural Impact The proposed development does not include any structures listed in the South Dublin Development Plan or in the National Inventory of Architectural Heritage. The site is adjacent to a dwelling listed in the inventory but will not have any impact upon it.

14.9.3 Mitigation Strategies The proposed development will have no impact on the cultural heritage landscape. The site does not contain any entries in the Record of Monuments and Places or in the National Inventory of Architectural Heritage. No archaeological finds, features or architectural fragments were recorded during field walking or during archaeological testing at the site. As a result of this no impacts are predicted on the cultural heritage resource of the area and no further input is required in this field.

14.10 Conclusion

14.10.1 The proposed development consists of the construction of a residential development at Boherboy, Saggart, Co. Dublin. The proposed development consists of two large fields that slope to the north. Evidence for land improvements were visible in the removal of hedgerows visible on earlier maps for the site. A series of watermains traverse the site to serve Dublin City to the east. The site is not in the vicinity of any recorded archaeological monuments. The site was archaeologically tested, 11 trenches were excavated. These ranged in length from 75 to 350m in length. The trenches were excavated to the subsoil. No archaeological deposits, features or architectural fragments were in evidence during the works. The site does not include any sites listed in the Architectural Inventory of Ireland and will not impact on the structures listed in the area.

14.10.2 No further archaeological input is required from a cultural heritage perspective.

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Cultural Heritage - Appendix I: Figures

Figure 1 - Location of development in Saggart, Co. Dublin

Figure 2 - Extract from the RMP for the development with the proposed marked

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Figure 3 - Site layout with the test trenches marked

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Figure 4 - 17th century Down Survey for the area

Figure 5 - Site in the Roque map of 1760

Figure 6 - Taylors Survey of 1817

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Figure 7 - First edition OS map with the development marked and structures visible at the south of the study area

Figure 8 - 25” map (1897-1913) with the farmyards at the south marked

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Figure 9 - Location of structures adjacent to the study area, listed in the Inventory of Architecture of Ireland

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Appendix II: Photographic record

Plate 1 - Modern farmhouses at the north f the study area

Plate 2 - Looking northwest over the site

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Plate 3 - Looking south over the study area

Plate 4 - Recently cleaned drainage channels at the east of the site

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Plate 5 - Protected structure (Reg No. 11214010) visible from the current entrance to the study area

Plate 6 - Structure at the southwest of the study area

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Plate 7 - The remains of dwelling at the southeast of the study area

Plate 8 - Modern shed at the south east of the study area

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15.0 The Landscape

15.1 Introduction

This chapter of the Environmental Impact Assessment Report (EIAR) presents the landscape environment and resulting impact appraisal for the proposed strategic housing at Boherboy, Saggart, Co. Dublin, and had been undertaken by Ronan MacDiarmada MacDiarmada B. Agr. Sc. (Land. Hort.) of Ronan MacDiarmada & Associates Landscape Architects. Boherboy is in the Electoral Division of Saggart, in Civil Parish of Saggart, in the Barony of Newcastle, in the County of Dublin. The Irish name for Boherboy is An Bóthar Buí. This names translates as yellow road and reflects the colour of the sub soil here which is marshy and boggy.

The development shall consist of 609 no. residential units located north of the Boherboy Road, south of the housing development of Carrigmore housing estate, west of the Corbally housing development. The site is located 2.5 km from the centre of Saggart, once a small village on the outskirts of Dublin city but now an expanding satellite town and is 23.8km to O Connell street, the centre of Dublin city by road. Boherboy shall form an important and expanding development in this area and shall be consistent with emerging housing patterns in the area. The proposed residential units shall be characterised by houses, semi-detached houses, terraced houses and apartments with open spaces, greenways, the retention of existing trees and hedgerows, associated tree planting, roads, driveways, and new boundary treatments. The proposal also includes drainage and SUDS proposals, Electricity sub – station and all associated works facilitating the proposed development.

15.2 Methodology Used & Description of the Receiving Environment

15.2.1 Landscape and Visual Assessment Methodology This assessment of the impact on the Landscape and Visual character as a result of the proposed development is based on the guidelines laid down by the Environmental Protection Agency (EPA) in the . Advice Notes on Current Practice in the preparation of Environmental Impact Statements (1995) . Guidelines on the Information to the Contained in Environmental Impact Statements (2002). . Revised Guidelines on the information to be contained in Environmental Impact Statements Draft September 2015. . Advice Notes for Preparing Environmental Impact Statements Draft (September 2015)

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The following Methodology was used in this assessment: 1. A desk top study of the proposed site and its environs, including reviewing aerial photography and ordinance survey documents. 2. A site survey was undertaken to determine the character of the landscape and the surrounding area, including site visits during the month of February & May 2019 3. An assessment of the proposed development was carried out by examining the layout plans, elevations and sections to determine the impacts of the development. 4. An evaluation of these impacts was carried out in accordance with the criteria set out in the EPA guidelines.

15.2.2 Nature of Impacts Impact Significance Criteria

In determining the Visual Impacts, the following definitions were used to assess the significance of the impacts: Imperceptible - An effects capable of measurement but without noticeable consequences. Not significant - An effects which causes noticeable changes in the character of the environment but without noticeable consequences Slight Effects - An effects which causes noticeable changes in the character of the environment without affecting its sensitivities. Moderate Effects - An effects that alters the character of the environment in a manner that is consistent with existing and emerging trends. Significant Effects - An effects which, by its character, magnitude, duration or intensity alters a sensitive aspect of the environment. Very Significant - An effects which, by its character, magnitude, duration or intensity significantly alters the majority of a sensitive aspect of the environment. Profound Effects - An effects which obliterates sensitive characteristics

Terms used to describe Quality of visual impact: Neutral Impact: A change which does not affect the quality of the landscape; Positive Impact: A change which improves the quality of the environment or landscape; Negative Impact: A change which reduces the quality of the environment or landscape.

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Terms used to describe the Duration of visual impact: Temporary: Impacts lasting one year or less. Short-term: Impacts lasting one to seven years. Medium-term: Impacts lasting seven to twenty years. Long-term: Impacts lasting twenty to fifty years. Permanent: Impacts lasting over fifty years.

15.3 Existing Visual Character

The proposed development site is approximately 17.6 hectares, located south and west of two large housing developments, Carrigmore and Corbally respectively. The proposed site lies north of the Boherboy Road and the N81 an important arterial road to Blessington in county Wicklow. To the west of the development site lies existing field patterns that remain agricultural in appearance but are no longer functioning as such. Just beyond the fields, to the west lies the expanding village of Saggart, a number of small developments and a golf course. Currently there a number of old farmhouses and outbuildings which have been abandoned for some time. The lands have rented to a local farmer to keep the land managed and in good order. This is an area characterised by the expanding village of Saggart to the west , consisting primarily of suburban housing, a number of shops, public house, church and a large hotel complex, Citywest hotel. There are a number of amenities in the area, St Mary´s GAA club and golf courses. The town of Tallaght is expanding to the east along the N81 Blessington Road. Citywest campus is a large business park, with international and national business residing there. It is located just north east of the Boherboy lands, this campus is well served by road networks and the local rail network LUAS. Situated on the foothills of the Dublin Mountains, and as such the land falls away quickly from the Boherboy road. With a contour of 155 to the south west falling quickly to a contour of 146 m a fall of 9m. From here the fall becomes more gradual towards the middle of the site and falling to the 117 contour on the site boundary adjoining Carrigmore. There is a considerable fall in lands, which is visually screened by existing hedgerows and trees. The proposed development site has an open character combined with large field patterns with tree belts and hedges. It is long in length with three lengths of native hedgerow and trees with a remnant of a fourth, all running north south along the site boundaries. To the north east of the site, a newly constructed park that serves the local area has been constructed and finished, Carrigmore park, is a large park serving the amenity needs of the local population. Further North east a shopping area, known as Citywest shopping Centre may be accessed.

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Carrigmore Park (identified as the District Park in the Fortunestown LAP) is an important amenity, providing, recreational value, playgrounds, paths and green space for the local population. It is accessible from the Carrigmore housing development and the Fortunestown lane which has connections to Saggart and to the Naas Road, N7. It is a park managed by the local authority, South Dublin County Council for the amenity of the population of the area. A stream flows along the Eastern boundary with that of Corbally housing estate, it remains rural in nature, with an existing hedgerow and habitat. It shall be retained in the long term for the amenity of residents and the public.

15.4 Landscape Type - Characteristics of the Proposed Development

The proposed scheme involves the development of family homes for the expanding village of Saggart, the increasing population of Dublin City and its immediate environs. The access to the site shall be directly from the Boherboy road and N81 and from the existing Carrigmore housing development to the north. There shall be another proposed pedestrian access point be from the Boherboy road and from Carrigmore estate also. It is intended that the site shall retain much of the existing native trees and hedgerows. On completion of the residential development, it shall be landscaped to a very high standard, with tree planting and paving that shall characterise the external open spaces and shall feature a high standard of landscape development. The open spaces shall contain, green areas, paths, play areas and extensive tree and bulb planting. A link along the stream on the eastern boundary shall be provided for in the form of a public path and cycleway from the Boherboy road to Carrigmore Park (District Park). The path and stream shall run the length of the development, north to south and shall retain its existing character, i.e. that of hedgerow and trees, with the associated habitat. Although works shall occur in the construction of the houses, much of the character of the site at present shall be retained. The open space to the north of the development, as well as the open space within the development, shall be made available to the public from the Boherboy road, from the Carrigmore park and housing development. A potential link, to the east with Corbally housing development shall also be provided.

The Soft Landscape proposals shall compliment the development aesthetically and functionally and shall tie in with the existing and surrounding landscape. The proposed and existing trees, hedges and shrubs shall position the development into the landscape and provide a large element of screening. It is intended to tie in with and blend the development into the local landscape befitting of its rural – urban background.

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In landscape terms the proposed development will have the following objectives 1. To renew and augment existing vegetation with planting suitable to the local & new proposed environment; 2. To create new landscape features that will complement and enhance the Landscape 3. To provide a new landscape feature in the form of a housing development that will significantly enhance and retain the character of the area.

15.5 Analysis

15.5.1 Potential Impact of the Proposed Development

The visual impacts of the proposed development on the landscape are considered in the context of the construction and operational stages. Generally, the development shall reduce the amount of green space, replacing it with the proposed units, and associated walls, roads and driveways.

The space that is being removed is a number, or part of fields with hedgerows and trees as boundaries.

The main visual changes shall be the height and the extent of the proposed residential development and associated building works to the landscape. The development shall be located on rising contours which shall increase its visual impact, notably from the visual receptors directly North and south of the site.

The design and organisation of the open space shall ameliorate the impact of this development and of this decrease in spatial area. This shall be aided through provision of extensive semi - mature tree planting, native hedge planting and mounding. The hedge and tree planting shall position the housing into the landscape as per the proposed landscape design.

The lines and the height of the buildings shall be visually reduced through the retention of existing trees and hedgerows, the proposed use of more soft landscape materials shall further reduce the impact of the development.

Semi - mature trees and shrub planting shall give an immediate effect tying in with the surrounding landscape. The visual impact of the landscape intervention on the existing development shall be positive and long term, the impact on the agricultural nature of the surrounding landscape shall be moderate in the long term.

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15.5.2 Visual Impact of the removal of the site vegetation

During the construction stages traffic movement, excavation operations and construction works shall have a significant visual impact on the site. There may be some moderate - significant visual impacts during the construction stage.

Grass forms the groundcover over a portion of the site with native hedges and trees providing screening and boundary treatment.

The removal of the grass will be necessary for the development to commence. The existing native hedge and tree line to the Boherboy road shall be removed due to the requirement from South Dublin County Council to provide a path along the road.

Although the portion of ‘Green’ land will be reduced no loss of botanical significance shall be incurred, however the native hedge line and some mature trees shall be removed. The visual impact upon the area shall be moderate – significant to the short to medium term.

15.5.3 Potential Visual Impact

The proposed development respects the natural attributes of the site, retaining the existing hedgerows, notably the hedgerows to the eastern boundary leading from the road to the open space, Carrigmore Park to the north of the proposed development area. The central hedgerow although limited in quality in places shall be respected in the most part with replacement native hedging and trees. The hedgerows shall form an important link that shall be open to the public, to access the Boherboy road, the N81 form the south, with the LUAS rail line, Carrigmore and the Citywest shopping centre and park, to the north. Internally and to the boundaries the existing trees and hedgerows shall be retained as much as possible. In terms of development, this proposal, by respecting the natural hedgerows and trees, provides a positive visual impact to the area.

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There shall be new homes with a landscape scheme, both hard and soft, accompanying them to provide a highly developed and coherent design.

The proposed house, driveway, parking and planting shall be clearly identified and developed in an organised manner.

The potential visual impact shall be negative in the short term and shall change to neutral /positive development in the long term, as new housing is developed, mostly from the northern and southern receptor view locations.

The development shall therefore be a maturing site, becoming increasingly knitted to the fabric of the landscape in this area, which in isolation has a sub urban – and isolated rural feel but increasingly urban to the north, east and further west.

The retention of existing hedgerows and the planting of trees and shrubs shall mitigate the impact of the dwellings providing an organised and well-developed housing in the landscape. The planting shall provide visual relief and add to the amenity of the current landscape. It shall have a negative impact in the short term on the surrounding landscape. However as the homes have been lived in for a significant period, the upgrade and improvement of the external spaces shall have a positive impact on the landscape and reduce the visual impact upon nature of the location.

15.5.4 Visual Impacts due to introduction of new structures

The introduction of the proposed buildings shall be the vertical elements of the proposal. However existing trees and hedgerows shall reduce the visual impact as it has established vertical elements, i.e. trees. The main visual impact shall be the mass of the proposed structures on elevated contours.

The new structures and associated works shall reduce the amount of open space and remove a number of trees within the site.

The proposed development will require the regrading of the site which will generate impacts to the existing topography. In the short term and long term, the visual impact of the development will be moderate to significant due to the rising topography of the site and the emerging visual trend in the area.

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15.5.5 Visual Impacts due to access roads

The entrance and access road shall be from existing roads and shall follow the contours of the land. The access road from the Boherboy road shall be guided by the significant fall in height from the Boherboy road, The south eastern corner is notable in its fall of 9m in a short distance. The cut and fill required shall have a significant visual impact, however the planting and landform grading shall ameliorate this impact to a moderate visual impact.

The positive outcome of rising contours is the need to organise the roads into shorter lengths contributing to the reduction of long visual lines to the houses internally.

Internally there shall be a hierarchy of roads with associated details. The roads shall be heavily planted with semi mature trees and hedges, reducing the impact of the road on the environment.

15.5.6 Visual impacts due to telecommunications/power lines

On this site, the development shall be served from existing services and telecommunications. The services on site shall be underground.

The opportunity to organise and reduce the telecommunication and services shall be utilised to reduce the visual impact, if any of the development.

15.5.7 Visual Impact of lighting

The lighting of the new houses shall be limited and shall be typical of a housing development. The existing road has established lighting levels, which the proposal shall not increase dramatically.

Internally the roads and streets shall be lit by individual columns, which shall visually change the character of the landscape. Therefore the impact of lighting on the existing landscape shall be moderate in the medium term. Negative for the short term and shall become neutral in the medium term as Saggart develops into its hinterland, meeting Tallaght as they progress to meet each other along the Boherboy road and the N81, Blessington road.

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15.5.8 Visual Impact of Landscaping Proposals

The landscape proposals shall consist of retention of much of the existing planting, new planting of a variety of tree species, including native trees, being introduced along with shrubs in specified areas. These proposals shall enhance the landscape character of the housing development. The site will change from a field to a completed development with an associated landscape scheme.

The landscape scheme shall impact on the development in a positive way, working with the landscape through the use of and retention of trees and hedging to create an environment maintaining desirable aspects of the existing landscape and accentuating them through introduction of new elements.

The current street frontage of the existing hedgerow shall be replaced by a native hedge and stone wall The development of a new native hedgerow set back from the road as per direction from South Dublin County Council shall provide an ordered and a boundary that is in keeping with the landscape.

There shall be an increase in the species and varieties of plants, notably trees on the existing landscape which was primarily a monoculture of grass.

The landscape proposals shall include for a range of pollinator plants, trees, hedges and shrub planting. The flowering of these plants shall enable bees to flourish but also increase the texture and colour in the landscape. This shall be a positive and long term visual impact.

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15.6 Predicted Visual Impact of the Proposed Development

15.6.1 Construction Phase - Predicted Impact

During the construction of the development, the area shall be changed from fields to a residential development. The introduction of the built structures, driveways boundaries and landscape will be carried while maintaining the existing hedge and trees along the centre of the site.

Tree protection shall be provided to retain the character of the existing trees and hedge.

The development shall be carried out in an organised basis, thus reducing the visual impact upon the environment; however, the impact on the initial area of construction shall be moderate to significant.

The retention of the hedgerows, surrounding the site combined with the maintaining of the hedgerow in the centre of the site shall reduce the visual impact of the proposal during construction. The requirement to remove the front boundary hedge shall be significant visually in the short to medium term

As the development increases and phasing continues, the improvement- growth and maturity - in terms of the landscape elements, trees, hedges and shrubs, shall reduce the visual impact. In the long term be moderate to neutral, as other existing housing developments and Saggart village and Tallaght town grow to meet this area.

The greatest impact shall be the views through the site as they will become determined by the existing landscape elements of walls, trees and hedges.

As existing hedges and trees are being retained and augmented by the introduction of new trees and planting. The predicted impact during construction shall be moderate in the short term depending on the length of time on site.

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15.6.2 Operational Phase – Parking

The entrance roadway has been designed not to have a visual link from the road to the proposed houses, in part due to the topography. The parking areas shall be screened by new hedges and existing trees. The visual effect shall be moderate to significant in the short to medium term.

15.6.3 Waste handling areas - Operational Phase

The bin storage of an individual house shall be to the rear as this shall be typical of a housing development. The apartments shall have their waste handled by a management company and shall be centralised.

15.6.4 Residual Impact - Operational Phase

Initially, on completion of the development the introduced shrubs will be at early stages of establishment, the trees shall be semi mature at planting. As time progresses the plants and trees will grow and stabilise in their new environment creating better defined avenues and spaces.

The number and quality of landscape elements shall be an addition to the built environment of Boherboy providing quality amenity for the residents.

The extensive development of the external spaces shall provide an improvement on the existing landscape. The ordered design shall be visually positive and long term. The visual impact on the surrounding landscape shall be negative and moderate in the short term and with maturity of the trees, hedges and plants it shall be moderate to neutral in the long term.

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15.7 Visual Impact Assessment Viewpoints

15.7.1 Visual Impacts: Images

We have noted images from various receptor points as per the aerial plan, enclosed in the accompanying landscape receptor views. They have been prepared to illustrate the impacts, if any, with respect to the proposed development along associated access roads, the Boherboy Road, N81, Fortunestown Lane, Local Housing Estates, and the Church of the nativity of the Blessed Virgin, Church road located in the centre of Saggart

View Description 1 Looking North East, Outside of Single House and Scrapyard on the Boherboy Road 2 Looking North, directly south of the site on the Boherboy road

3 Looking South West, on the Boherboy road close to Corbally Glade

4 Looking West from Corbally Heath from the estate road and the boundary to the development. 5 Looking South West , from a road adjacent to Carrigmore Park, at the junction of Carrigmore Elms and Carrigmore Green 6 Looking North, Site Boundary, from the Boyne Road

7 Looking South East, on Fortunestown Lane, outside the entrance road of Carrigmore Glen.

8 Looking West, from the Church Road, Saggart village. Outside entrance to the Church Car park (Church of the Nativity of the Blessed Virgin Mary) 9 Looking North, due south of the subject lands on the Blessington Road, N81.

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The nine visual receptors that are presented, are the closest to the proposed development site and have been selected to best represent the most significant and sensitive location points.

Receptor View 1

View 1 Existing View Looking North East, Outside of Single House and Scrapyard on the Boherboy Road

Proposed View The proposed development site is shown with red arrow and cannot be seen from the Road due to the existing mature planting.

Impact – Construction Stage No Impact – Neutral in the short term. Cannot be seen due to hedgerow and trees along the road Impact – Operational Stage No Impact – Neutral in the short term. Cannot be seen due to hedgerow and trees along the road

Quality of Change Neutral in the long term. Cannot be seen due to hedgerow and trees along the road. Further reduced over time by maturing plant material – trees, hedges and shrubs.

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Receptor View 2

Existing View Looking North, directly south of the site on the Boherboy road

Proposed View The red arrow denotes the location of the proposed development. The proposed development shall be seen from the Road due to the removal of the existing mature planting.

Impact – Construction Stage Negative Impact

Impact – Operational Stage Negative in the short term - Moderate in the long term

Quality of Change Moderate to Neutral in the long term

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Receptor View 3

Existing View Looking South West, on the Boherboy road close to Corbally Glade

Proposed View The red arrow denotes the location of the proposed development. The proposed development cannot be seen from the Road due to the existing mature Hedgerow

Impact – Construction Stage Moderate to negative Impact – removal of hedgerow along the road frontage.

Impact – Operational Stage Moderate Impact

Quality of Change In the short term – Moderate – emerging trends, i.e. more housing shall render the visual impact Neutral in the long term

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Receptor View 4

Existing View Looking West from Corbally Heath from the estate road and the boundary to the development.

Proposed View The red arrow denotes the location of the proposed development. The proposed development, in part can be seen from the Road. The existing mature planting frames the development, therefore a portion of the development may be seen

Impact – Construction Stage Moderate to Negative Impact

Impact – Operational Stage Moderate Impact – consistent with emerging trends.

Quality of Change Moderate to Neutral in the long term

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Receptor View 5

Existing View Looking South West , from a road adjacent to Carrigmore Park, at the junction of Carrigmore Elms and Carrigmore Green

Proposed View The red arrow denotes the location of the proposed development. The proposed development may be seen from the Road due to the level rise and ground conditions. However the existing mature hedges and trees reduce the visual impact

Impact – Construction Stage Moderate to Negative

Impact – Operational Stage Moderate to the medium term, Neutral to the long term.

Quality of Change Moderate to the medium term. Neutral in the long term

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Receptor View 6

Existing View Looking South, from Site Boundary, Carrigmore avenue

Proposed View The red arrow denotes the location of the proposed development. The proposed development may be seen from the Road, however it shall be screened by the the existing hedge

Impact – Construction Stage Moderate to Significant Impact

Impact – Operational Stage Moderate Impact

Quality of Change Negative short term, Moderate to the medium term Neutral in the long term

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Receptor View 7

Existing View Looking South East, on Fortunestown Lane, outside the entrance road of Carrigmore Glen.

Proposed View The red arrow denotes the location of the proposed development. The proposed development cannot be seen from the Road due to the existing housing mature planting, native hedgerows to the distance

Impact – Construction Stage No Impact - Neutral

Impact – Operational Stage No Impact - Neutral

Quality of Change Neutral in the long term

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Receptor View 8

Existing View Looking West, Church Road, Saggart village. Outside entrance to the Church Car park (Church of the Nativity of the Blessed Virgin Mary)

Proposed View The red arrow denotes the location of the proposed development. The proposed development cannot be seen from the road due to the existing mature planting and distance.

Impact – Construction Stage No Impact - Neutral

Impact – Operational Stage No Impact - Neutral

Quality of Change Neutral in the long term

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Receptor View 9

Existing View Looking North, due south of the subject lands on the Blessington Road, N81.

Proposed View The red arrow denotes the location of the proposed development. The proposed development cannot be seen from the road due to the existing mature Hedgerow

Impact – Construction Stage No Impact - Neutral

Impact – Operational Stage No Impact - Neutral

Quality of Change Neutral in the long term

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15.8 Mitigation of Visual Impacts 15.8.1 Remedial and Reductive Visual Measures

In the operational stage, the site will have established a landscape that shall be integrated around the houses. The planting will have matured and will be actively used by the residents and therefore having a positive visual impact on the landscape and green belt status of the surrounding environment.

The landscaping proposals for this scheme shall be developed to form an integral part of the development. There are a number of measures that shall reduce the impact of this proposed development.

Although the existing hedgerow along the Boherboy road shall be removed due to a request from South Dublin County Council, in order to provide a public path, it is proposed to retain the existing mature trees and shrubs along the perimeter of the site and the main internal hedge. This coupled with an extensive landscape programme, shall create the best landscape solution within this environment. The impact of the building shall be reduced through retention and planting of mature trees, shrubs and careful use of hard landscape material, both hard and soft.

The car spaces and paths to the front of the house shall be surfaced with high quality materials – increasing the texture in the environment – a further positive visual improvement.

The landscaping shall reduce the visual impact of straight lines and hard surfaces, with extensive tree and shrub planting.

The landscaping of the gardens surrounding the buildings shall soften hard edges.

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15.9 Interactions and Cumulative Impacts

15.9.1 Interactions The primary interactions for the landscape in this proposal are from human beings upon the existing form. At present the site is part of a landscape that is part of agricultural activity. As a result of the agricultural activity or recent non activity due to the classification of the area as zoned for residential development, the impact upon the environment shall be the reduction of green, agricultural land with little or no habitat loss.

The disturbance of the open fields shall be short term and no archaeological or heritage structures shall be affected.

The Linear Park/walkways, pocket parks and courtyards shall be utilised as an amenity for residents, as it shall be designed as a high amenity resource by creating features in the open spaces, with paths, seating and additional tree planting.

The extensive planting in the open spaces and the creation of a hierarchy of parks, open spaces, communal spaces and linear walkways shall increase the range, diversity and number of trees in the landscape and shall therefore be a long term positive impact upon the landscape.

15.9.2 Cumulative Impacts The site is located adjacent to long established housing and a District Park, with a range of low to medium and density housing. The proposed development is adjoining existing residential developments to the North and East, with the Boherboy Road to the south.

The overall cumulative impact upon the landscape in the long term shall be an increase in the built environment and as such shall be a slight impact in the long term due to the nature of the expanding residential development in the Fortunestown area.

The range and number of parks shall be a positive impact, providing organised amenity in an otherwise limited landscape. The open spaces shall contain, walkways, seating mounding and tree planting. The proposed linear park shall be developed with extensive tree planting and shall be a positive impact in the long term.

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The open spaces of the proposed development shall be generous in size and shall contain paths and a range of tree and shrub planting. Currently the existing flora is limited due to the agricultural activity, therefore the increase in tree planting, hedges and associated landscape structure of paths and seats shall be a positive impact in the long term for the landscape in terms of visual and recreational amenity.

15.9.3 Monitoring

A Landscape Architect & Arborist shall be appointed to oversee and monitor the project at construction and operational stage. They shall liaise with other project members in relation to any existing / proposed tree.

The landscape architect shall overview all hard and soft landscape works. Initially, the protective fence shall be installed under the guidance and supervision of the Arborist, if required. As works continue the Arborist shall make visits to review the condition of the tree and hedgerow that are to be retained and liaise with resident engineer, project team and contractor. The landscape architect shall also inspect the trees; however, most of the monitoring works shall be post-civil construction stage. The landscape architect shall review and instruct on details of soft planting, trees, shrubs and of paving materials, walls and railings.

During the operational stage, the Landscape Architect shall review the state of any trees. The Landscape Architect shall review for period of 18 months, from practical completion of each stage the standard and quality of the materials and workmanship. A final certificate of completion shall be issued by the landscape architect in respect of this.

15.9.4 “Do Nothing” Scenario

In order to appreciate fully the impact of a development would have on the environment, it is necessary to review the development in the context of a “do nothing” scenario.

If not developed, the adjoining area could expand in a pattern of dispersed forms of development, which would have a more adverse effect on the expanding Fortunestown area in terms of visual sprawl. This would lead to areas that are wasteland and only suitable as infill development which would not form part of a cohesive strategy for the design of the area. In the long term this would be seen as a neutral impact in the medium to long term.

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15.10 Executive Summary

The visual impact of the housing development shall be negative at first, due to the reduction in open space and the removal of the roadside hedgerow. However, as Saggart provides more accommodation for future residents, the well-designed layout that retains and is sympathetic to, the characteristics of the surrounding landscape it shall become moderate visual impact, that is consistent with emerging trends

The increase and coherent design of external spaces, shall replace the open space of the field. A direct connection to the open space to the north from the Boherboy Road utilising the existing hedge line shall provide a positive visual amenity.

The retention of the existing native hedgerows to the east, west and internally along with the proposed planting shall tie the proposed houses with the natural landscape.

Although the character of the environment shall change, it is in line with emerging patterns of development in the locality, notably Saggart and the Fortunestown area. The proposal is, however, sympathetic to the surrounding landscape and shall present a moderate visual impact in the long term.

The increased tree cover shall also enhance and increase the biodiversity of the existing landscape and tie it in with the existing hedgerows and trees.

The duration of this visual impact shall be negative in the short term but as development increases with in the hinterland of Saggart and Fortunestown, the emerging trends shall view this development as moderate neutral to positive in the long term, as the proposal is well designed and sympathetic to the natural landscape.

It may viewed, that as this new development retains elements of the existing rural character, it enshrines the retention of the main internal hedgerow, provides valuable amenity space and creates an important pedestrian/cycle link to the amenity, habitat areas of the local park.

The proposed development shall influence the surrounding land use, in particular the remaining field to the west. This development shall be an addition to the existing urban fabric of Saggart, Fortunestown and the associated shopping centre and housing estates, and in the long term it shall have a moderate impact upon the landscape and its usage, due to its strong greenway connections and organisation of open spaces.

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As the proposed houses are surrounded by existing hedgerows and housing developments the visual impact upon the landscape, may not be seen from many of the surrounding visual receptors, notably the N81 Road and Fortunestown centre, the visual impact shall be neutral in the long term. The visual impact shall be moderate to significant due to the rising landform. And therefore from the visual receptors on Boherboy Road and from the Carrigmore Park and Avenue it shall be significant visual impact in the short term, to a moderate impact to the medium and long term.

The development shall provide a coherent ordering of buildings and external spaces and present a positive visual impact upon the existing development and shall not detract from the local landscape.

Therefore, the visual impact upon the nature of the landscape shall be moderate to significant in the short term, moderate in the medium term resulting as neutral visual impact in the long term. This shall be due to the emerging patterns of development – maturing landscape and the retention of existing habitat and hedgerows.

15.11 References

. British Standard BS5837:2012 Trees in Relation to Design, Demolition and Construction. Recommendations. . Advice Notes on Current Practice in the preparation of Environmental Impact Statements (1995) . Guidelines on the Information to the Contained in Environmental Impact Statements (2002). . Revised Guidelines on the information to be contained in Environmental Impact Statements Draft (September 2015) . Advice Notes for Preparing Environmental Impact Statements Draft (September 2015) . Guidelines On The Information To Be Contained In Environmental Impact Assessment Reports Draft (August 2017) . South Dublin County Development Plan 2016 -2022 . Boherboy Masterplan 2017 . Landscape Institute and Institute of Environmental Management & Assessment (2013). Guidelines for Landscape and Visual Impact Assessment.

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16.0 Identification of Significant Impacts and Interactions

16.1 Identification of Significant Effects

This chapter has been prepared by Delphi Design Architects and Planners (Tracy Armstrong MRUP MIPI MRTPI). Schedule 6 of the Planning and Development Regulations, 2001 – 2015 details the information to be contained in an Environmental Impact Statement i.e. EIAR, all of which have been complied with, where appropriate, in the relevant Chapter of the EIAR.

From the description of the project and assessment of effects outlined in the chapters above, the significant effects of the proposed development may now be considered under the following Chapter headings:

. Population and Human Health . Biodiversity / Species and Habitats . Land and Soils . Water . Air and Climate . Noise and Vibration . Material Assets: Built Services . Material Assets: Transportation . Material Assets: Resource and Waste Management . Cultural Heritage . The Landscape

Where appropriate, the relevant impact areas are considered in grouped form, as set out below.

Population and Human beings

Impacts on population and human beings are considered in Chapter 4. Due to the level of interaction between other environmental factors, the impacts of the project on humans is also considered in the Air Quality, Noise, Climate / Sustainability Appraisal Report, Material Assets: Built Services, Material Assets: Transportation, Material Assets: Resource and Waste Management and The Landscape Chapters, i.e. Chapters 4, 8, 9, 10, 11, 12, 13 and 14 respectively.

In terms of the assessment completed in Chapter 4, the temporary impacts associated with the construction phase of the project on Population and Human Beings are considered to be negative but slight / moderate. This excludes the impacts on employment which will be positive. Overall, the long term cumulative impact is considered to be moderate, permanent and positive.

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Biodiversity / Species and Habitats

Impacts on Flora and Fauna are addressed primarily in Chapter 5.0 – Biodiversity / Species and Habitats. Furthermore, there is a separate Natura Impact Statement (NIS) submitted with this planning application, which examined the impact of the proposed development on related Natura sites, annexed habitats and bats, otter and crayfish (Tubridy and Associates, 2019a). The assessment of the proposed development has shown that no significant negative effects are

likely to occur to the integrity of Natura 2000 sites within the zone of influence of the project. There could be a significant impact to otter and bat species. Biodiversity features of interest at the site include the Corbally Stream, a tributary of the Camac, and hedgerows which border this stream. While the stream provides a habitat for common species confined to freshwaters quality assessments revealed it is moderately polluted. Neither is it a good habitat for fish. Of local interest at the site is the presence of several plant species, holly, hazel, gorse and oxlip in the hedgerows. The fields at the site support improved agricultural grassland a habitat of low biodiversity value which is common in the locality. There were no signs of barn own in the farm outbuildings. Fieldwork carried out at the site confirmed that no rare nor protected plant or animal species now use the site. The invasive species snowberry is present in the hedgerow bounding the Boherboy road. Current management is not sympathetic to biodiversity and in the absence of development its value will decline due to winter cattle grazing and inappropriate ditch and hedgerow management practices. The development has the potential to have a moderate short-term negative impact on local biodiversity due to the risk of silt and pollutants reaching the Corbally Stream during the construction phase. Once occupied there will be on-going disturbance to local wildlife. To mitigate for the loss of some hedgerows, disturbance to local wildlife and lessen the risk of silt and pollutants reaching the stream a number of measures are recommended. They relate to the timing of works, the installation of barriers to protect remaining hedgerows and the use of landscaping practices which benefit biodiversity. If these become incorporated in the development plan no significant impacts will occur to local biodiversity. .

Land and Soils

The impacts of the project on lands and soils is considered in Chapter 6.0. It is not anticipated that there will be any long-term impacts on the soil during the operational phase of the development. Regular maintenance of the SuDS features is required to maintain the quality of the run off and prevention of blockages.

The current use of the lands as greenfield will be altered to a residential neighbourhood environment with associated landscape and drainage facilities. The predicted impact of fuel spillage on the soil and geology is deemed to be minimal once the mitigation measures outlined are implemented in full. Moderate negative impacts for the construction phase will be for a short term duration only but provided that the mitigation measures are implemented, the proposed development will not have any significant adverse long term impact.

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Water

Impacts on Water are considered primarily in the Water and Material Assets: Built Services Chapters (Chapters 7 and 11 respectively). The current use of the lands as greenfield will be altered to a residential environment with associated landscape and drainage facilities. The predicted impact of fuel spillage on the hydrology and water services is deemed to be minimal once the mitigation measures outlined are implemented in full. Moderate negative impacts for the construction phase will be for a short term duration only but provided that the mitigation measures are implemented, the proposed development will not have any significant adverse long term impact.

Air Quality

Air Quality is considered in Chapter 8.0. With the effective implementation of the defined best practice dust mitigation measures the residual impacts are considered ‘not significant’. The potential residual impacts would be short-term (i.e. for the duration of the construction phase only) and local in extent. The impact on local air quality as a result of exhaust emissions from development traffic is predicted to be ‘negligible’ and not exceed the Limit Values set in the Air Quality Standards Regulations. As such, specific mitigation and monitoring is not considered to be required and residual impacts are considered to be negligible.

Noise The potential for the proposed development to impact upon the noise environment near the application site was considered under chapter 9.0. The assessment has considered the potential noise impacts of both the construction and operation of the proposed development. The construction noise assessment was undertaken in conjunction with BS5228:2009+A1:2014 and the operational noise assessment was undertaken in conjunction with BS8233:2014, and shows that with the implementation of suitable mitigation measures the predicted noise levels from worst-case construction operations are (i) below the threshold values, (ii) minor and (iii) moderate impacts at the nearest noise-sensitive receptors. In addition, the noise levels generated by construction operations are not expected to be significant. However, at the request of the Council the applicant would undertake attended short term monitoring at nearby noise sensitive receptors on a minimum of three occasions to coincide with the beginning of various phases of construction. At operational stage, the noise assessment shows that the predicted ambient external daytime noise level is equal to or below 50dB(A) in most external amenity areas. In these areas there would be no impact. In the external areas fronting Mill Road the impact is at worst major, but as the rear gardens to the effected plots are predicted to experience an ambient noise level of equal to or below 50dB(A) (no impact), it is anticipated that no mitigation would be required. The predicted ambient internal daytime and night-time noise levels exceed the required limit at a limited number of facades fronting Mill Road. At the effected facades the decibel reduction required by the glazing has been provided, and with this glazing installed there would be no impact.

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Climate Change

This is considered in Chapter 10 Climate / Sustainability Appraisal Report, which concludes that the proposed development at Boherboy is taking appropriate measures to minimise the impact of the development on climate change, to improve energy efficiency, reduce demand on resources and provide a pleasant community designed to improve the health, well-being and enjoyment of the future occupants.

Energy demand will be reduced following the best practice hierarchy of ‘Be Clean, Be Lean, Be Green’, minimising energy demand in the first instance through fabric and design-led architectural measures, then ensuring that the Part L standards for low and zero carbon energy generation are met.

Demand for potable water use will be minimised by the specification of efficient fixtures and fittings, and the specification of landscaping that can survive on precipitation alone, with no requirement for additional watering. The site is predominantly in an area of low flood risk from all sources, and measures will be taken to mitigate the potential impact of flooding at the northern boundary of the site, creating additional flood compensation storage and ensuring that all residences are outside the 1 in 1000 year flood zone. A sustainable drainage scheme has been proposed that will reduce outflows from the site to their pre-development greenfield rate. The proposed development has been designed to create a strong sense of community and provide safe and pleasant motor-vehicle free dedicated pedestrian and cyclist routes, minimising reliance on private vehicles. Access to public transport is good, particularly benefiting from the proximity of the LUAS station to the north. Land-use of the development is efficient, minimising the land-take for impermeable hard-standing and permitting additional homes and amenity space to be created with the area. An Appropriate Assessment screening process has been undertaken and has concluded that the proposed development will not have significant negative impacts on any Qualifying Interest Feature of any Natura 2000 wildlife site. The application site is dominated by agriculturally improved grassland of low intrinsic importance for nature conservation and biodiversity. Mitigation measures have been recommended for the few features of county and local importance that were noted, including the Corbally Stream, bats and short lengths of hedgerow. Once the mitigation is implemented, the proposed development is anticipated to have no significant long-term impact on nature conservation or biodiversity. The proposed development has incorporated reasonable measures to enhance its sustainability and minimise impacts on climate change and resource demand, and the proposed development demonstrates compliance with national and local planning policies relating to climate change and sustainability.

Material Assets: Built Services

The impact on material assets is described in Chapter 11.0 Material Assets: Built Services. The proposed surface water drainage infrastructure has been designed in accordance with the relevant guidelines. Subject to the implementation of the recommended mitigation measures, the impact of the proposed development on material assets is long term and minimal.

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Material Assets: Transportation

The enclosed Traffic and Transport Assessment (TTA) report has found that the opportunity is available, in terms of transport and traffic, for An Bord Pleanála to consider favourably the proposed residential development on the subject site. The TTA concludes that there are no traffic or transportation related reasons that should prevent the granting of planning permission for the proposed development

Waste

Waste is considered in Chapter 13.0 Material Assets: Resource and Waste Management. Subject to the adherence to the recommended mitigation measures, there are no significant impacts on resource or waste management from the proposed development.

Cultural Heritage

The impacts of the proposed development on all aspects of archaeological, cultural and architectural heritage within the receiving are considered in Chapter 14 – Cultural Heritage. No significant impacts have been identified during the course of this assessment. No operational impacts are predicted upon the cultural heritage resource. The development will not be visible from any of the recorded archaeological monuments or listed architectural remains.

The Landscape

The impact on the landscape is considered in Chapter 15 – The Landscape. The overall impact on the landscape is considered to be slight to moderate. Qualitatively the landscape effect is Beneficial - improves landscape (townscape)/view quality and character, fits with the scale, landform and pattern (as set out in local policy). With regard to Visual Effects, of the 9 representative viewpoints assessed visual effects were found to have a long term neutral effect.

16.2 Summary of Interaction of Impacts

Schedule 6 Item 2(b) of the Planning and Development Regulations, 2001-2015 requires that proposed developments are examined with regard to the inter-relationship of aspects referred to in Item 2(b) of Schedule 6. The matrix incorporated in Table 16.1 over inter-relates the various Chapters of this EIAR to the various impact headings referred to in Schedule 6 Item 2(b) of the Planning and Development Regulations, 2001 - 2015. The matrix also indicates where these statutory information requirements have been incorporated in this EIAR. It should be emphasised that this matrix does not represent a form of relative assessment of impacts, but merely identifies and amalgamates areas of principal interaction and significance.

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16.3 Other Impacts

16.3.1 Direct and Indirect Effects Resulting from the Use of Natural Resources

Schedule 6 Item 2(c) of the Planning and Development Regulations, 2001 - 2015 requires that an EIAR contains a description of the likely significant effects (including direct, indirect, secondary, cumulative, short, medium and long- term, permanent and temporary, positive and negative) of the proposed development on the environment resulting from the use of natural resources. No likely significant effects (including direct, indirect, secondary, cumulative, short, medium and long term, permanent and temporary, positive and negative) of the proposed development on the environment are expected to arise from the use of natural resources.

16.3.2 Direct and Indirect Effects Resulting from Emission of Pollutants, Creation of Nuisances and Elimination of Waste

Schedule 6 Item 2(c) of the Planning and Development Regulations, 2001 - 2015 requires that an EIAR contains a description of the likely significant effects (including direct, indirect, secondary, cumulative, short, medium and long- term, permanent and temporary, positive and negative) of the proposed development on the environment resulting from the emission of pollutants, the creation of nuisances and the elimination of waste. No likely significant effects on the environment are expected to arise from the emission of pollutants, the creation of nuisances or the elimination of waste.

16.4 Residual Impacts and Cumulative Impacts

Residual impacts can be defined as the final impacts that occur after proposed mitigation measures have taken effect. Many of the findings of the EIA have been incorporated into the design of the development and have contributed to the reduction or amelioration of potential impacts. Where residual impacts arise, they are detailed in the relevant chapters and further mitigation measures detailed where necessary. Cumulative impacts are defined as: “The addition of many small impacts to create one larger, more significant, impact” (EPA 2002). Cumulatively, these impacts may be significant if they occur close together in terms of location and time. The cumulative impact of the proposed development is categorised as neutral and moderate.

16.5 Environmental Commitments and Mitigation Measures

Mitigation measures to be adopted during the construction and operational phases of the proposed development are detailed within each chapter. These measures should be implemented through planning conditions imposed by the planning authority / An Bord Pleanála.

Mitigation measures will be managed by the contractor(s) as part of the Construction Management Plan and by the developer/ landowners thereafter.

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16.6 Conclusion

This EIAR has regard to and builds on the Strategic Environmental Assessment prepared with the South Dublin County Development Plan 2016-2022 and the Environmental Appraisal contained in the Fortunestown Local Area Plan 2012.

The EIAR has considered the likely, significant, adverse effects of the proposed project on the receiving environment.

The EIAR concludes that there are no material or significant environmental issues arising which were not anticipated by both the South Dublin County Development Plan 2016-2022 and the Fortunestown Local Area Plan 2012 and considered in their Strategic Environmental Assessments.

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Table 16.1 Interaction of Impacts / Identification of Significant Effects

Interaction of Impacts / Identification of Significant Effects Emission Use of Natural of Risk of Population Resources, Pollutants major & Human Land & Noise & Material Waste & accidents Cultural Chapter Headings in EIAR Health Biodiversity Soils Water Air Vibration Climate Assets Management Residues / disaster Heritage Landscape         4 Population & Human Health    5 Biodiversity        6 Land & Soils     7 Water    8 Air   9 Noise & Vibration  10 Climate Material Assets: Built   11 Services Material Assets:        12 Transportation Material Assets: Resource &   13 Waste Management   14 Cultural Heritage   15 The Landscape   Area of Principal Interaction

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