Volume I Non-Technical Summary
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GLL PRS Holdco Limited Proposed Strategic Housing Development “Kenelm” Deer Park Howth Co. Dublin VOLUME I NON-TECHNICAL SUMMARY MAY 2021 Client GLL PRS Holdco Limited Project Title Kenelm, Howth Document Title EIAR Volume I Non Technical Summary Document No. 3865 Document DCS TOC Text Appendices Comprises 1 1 114 0 Prepared by PG Checked by JK Revision Status Issue date A ISSUED 04.06.2021 Table of Contents Figure 1 Howth Castle Architectural Conservation Area ................................................................................. 15 Figure 2 Howth Special Area Amenity Order .................................................................................................. 16 Figure 3 Proposed Development Site & Site Context ...................................................................................... 17 Figure 4 Proposed Site Layout ......................................................................................................................... 21 Figure 5 Proposed Courtyards ......................................................................................................................... 23 Figure 6 Roof Garden (Extract from Landscape Design Statement)................................................................ 24 Figure 7 Proposed Public Open Space (Extract from Landscape Design Statement) ...................................... 25 Figure 8 Proposed Woodland Belt (Extract from BSLA Landscape Drawings) ................................................ 27 Figure 9 Proposed Movement Strategy .......................................................................................................... 28 Figure 10 Alternative Block Locations ............................................................................................................. 43 Figure 11 Site Zoning Designations (Excerpt Sheet No. 10: Baldoyle/Howth) ................................................ 45 Table 1 Chapters of EIAR & Contributors .......................................................................................................... 7 Table 2 Impact Rating Terminology ................................................................................................................. 10 Table 3 Building Height .................................................................................................................................... 19 Table 4 Key Development Statistics ................................................................................................................ 22 Table 5 Summary – Building Design Parameters ............................................................................................. 22 Table 6 Proposed Residential Unit Mix ........................................................................................................... 22 Table 7 Water Supply Summary ...................................................................................................................... 29 Table 8 Construction programme - Phases ..................................................................................................... 31 Table 9 Do Nothing Description Of Effects ...................................................................................................... 36 Table 10 Summary of Impacts of Landuse Zoning ........................................................................................... 38 Table 11 Residential Area - Permitted in Principle Uses ................................................................................ 39 Table 12 Operational Phase Landscape Effects ............................................................................................... 54 Table 13 Residual Operational Phase Visual Effects ....................................................................................... 57 Table 14 Dublin Bus Route Frequencies .......................................................................................................... 60 Table 15 Incorporation Design Mitigation....................................................................................................... 94 Table 16 Demolition and Construction Mitigation ........................................................................................ 110 Table 17 Operational Phase Mitigation ......................................................................................................... 114 1 Introduction Article 5(1)(e) of the EIA Directive, transposed into Irish law under article 94(c) of the Planning and Development Regulations 2001, as amended requires the project proponent to include a Non- Technical Summary (NTS) of the Environmental Impact Assessment Report (EIAR). The term ‘non- technical’ indicates that this summary should not include technical terms, detailed data and scientific discussion, that detail is presented in Volume II, the EIAR. This NTS provides a concise, but comprehensive description of the Project, its existing environment, the potential effects of the project on the environment, the proposed mitigation measures, and the proposed monitoring arrangements, where relevant. The NTS highlights any significant uncertainties about the project. It explains the development consent process for the proposed development and the role of the EIA in that process. It is important to highlight that the assessments that form part of the EIAR were undertaken as an iterative process rather than a one-off, post-design environmental appraisal. Findings from the individual assessments have been fed into the design process, resulting in a project which achieves a ‘best fit’ within the environment. The development description is set out in Section 2. Briefly, the Applicant, GLL PRS Holdco Ltd. intend to apply to An Bord Pleanála for permission to develop 162 no. new homes at a site of approx. 1.7 hectares in Deer Park, Howth, Co. Dublin. The Applicant GLL PRS Holdco Limited, is part of Glenveagh, a leading Irish home builder founded in 2017, whose vision is to build high-quality homes that support sustainable communities Their focus on people, homes and communities has created successful developments nationally by understanding that well planned, well designed and well-built homes is the essence of thriving communities. Glenveagh are focused on three core markets - suburban housing, urban apartments and partnerships with local authorities and state agencies. Since the Initial Public Offering (IPO), the company have opened 23 no. sites, delivering more than 1,800 no. units (700 no. units in 2020) with 1,150 no. units in the pipeline for 2021. Glenveagh presently have 6,000 no. units in design/pre lodgment stage. Screening for Environmental Impact Assessment The proposed development does not fall within development classes set out in Part 1 of Schedule 5 and EIA is therefore not mandatory. The proposed development falls within the category of an ‘Infrastructure Project’ listed in Schedule 5, Part 2 (10) (b) of the PDRs, which provides that a mandatory EIA must be carried out for projects including inter alia: 10b) (i) Construction of more than 500 dwellings The proposed development is for 162 no. residential units and is significantly below the 500 dwellings threshold. Accordingly, it does not meet or exceed the threshold of 500 dwellings and EIA is therefore not mandatory. 10b) (iv) Urban development which would involve an area greater than 2 hectares in the case of a business district, 10 hectares in the case of other parts of a built-up area and 20 hectares elsewhere. (In this paragraph, “business district” means a district within a city or town in which the predominant land use is retail or commercial use.) The proposed development site is surrounded by residential development, a golf course and demesne lands and does not satisfy the definition of business district. The applicable area threshold is therefore 10 hectares, and the proposed development site is 1.7 hectares. Accordingly, a mandatory EIA is not mandatory. 1.2.1 Sub-threshold Development In cases where a project is listed in Part 2 but is classed as ‘sub-threshold development’, it is necessary for the competent authority, in this instance An Bord Pleanála, to undertake a case-by- case examination to determine whether the proposed development is likely to have significant effects on the environment and requires an EIA. Where the assessment concludes that this is the case, the application for development must be accompanied by an EIAR. The criteria for determining whether development listed in Part 2 of Schedule 5 should be subject to an EIA are set out in Schedule 7 of the PDRs; and the information to be provided by the Applicant to the Competent Authority for the purposes of screening sub-threshold development for EIA is set out in Schedule 7A. The information requirements are set out in detail in Volume II. It concludes that the main likely potential effects of the proposed development on the environment are as follows: i. Temporary potential effects locally on human health, air quality and noise and vibration from the construction phase. ii. Temporary effects on the local road network, specifically Sutton Cross from the construction phase and in particular if the proposed development overlaps with the construction phase of the Claremont development. iii. Potential temporary to permanent effects on key ecological features including European Designated Sites, downstream aquatic environment and species which commute / forage within the proposed development site and/or immediate vicinity. iv.