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Statement of Consistency

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Statement of Consistency STATEMENT OF CONSISTENCY FOR A BUILD TO RENT (BTR) RESIDENTIAL DEVELOPMENT AT ‘MARMALADE LANE’, DUNDRUM, DUBLIN 16. PREPARED BY ON BEHALF OF 1 Wyckham Land Limited SEPTEMBER 2020 CONTENTS 1. INTRODUCTION .............................................................................. 3 2. NATIONAL & REGIONAL PLANNING POLICY .................................... 6 3 LOCAL PLANNING POLICY ............................................................. 40 4 CONCLUDING REMARKS ............................................................... 49 2 1. INTRODUCTION On behalf of the applicant, 1 Wyckham Land Limited, this Statement of Consistency accompanies a planning application to An Bord Pleanála for a proposed Strategic Housing Development on lands located at Marmalade Lane, Gort Muire, Dundrum, Dublin 16, in accordance with Section 5 of the Planning and Development (Housing) and Residential Tenancies Act 2016. The site is located to the east of Gort Muire, Carmelite Centre, and is accessed from Wyckham Avenue, off Wyckham Way. The application site includes lands formerly part of/owned by the Gort Muire Carmelite Centre and is located adjacent to Protected Structures (RPS No. 1453). It comprises an open field having formerly been used as agricultural lands. The boundaries are delineated by modern post and rail fencing with some mature trees along the boundaries. There are no built structures on the site. The development will comprise a ‘Build to Rent’ (BTR) apartment development consisting of 7 no. blocks ranging in height up to 9 storeys (and including two levels of basement/undercroft located in the northern portion of the site). 628 no. apartments are proposed comprising 279 no. 1 -beds 318 no. 2-beds & 31 no. 3-beds. All residential units provided with associated private balconies/terraces to the north/south/east/west elevations. The BTR development will also include Resident Support Facilities & Resident Services & Amenities (total floor area c.3897 sq.m) including reception, parcels/delivery area, store areas, co- working spaces, residents lounge, games room, cinema/function room, music room, dining area, meeting room, gym, dog grooming, breakout areas, management offices and showroom. The development also includes a creche (c.620 sq.m), ‘Grab ‘n go’ retail unit (c.18 sq.m) and café (c.143 sq.m). Provision of 278 no. car parking spaces, 1,354 no. cycle parking spaces and 21 no. motorcycle spaces. Vehicular/pedestrian/cyclist accesses including from Wyckham Avenue and including improvement works to the existing Carmelite Centre access road and entrance. All associated site development works, open spaces, roof gardens, landscaping, boundary treatments, plant areas, waste management areas, cycle parking areas, and services provision (including ESB substations). The main development statistics relating to the development are summaries below: Development Proposal Statistics No. of apartments 628 no. as follows: - 279 no. 1 bed (44%) - 318 no. 2 bed (51%) - 31 no. 3-bed (5%) Residential facilities / Mixed Uses Creche (620 sq.m) Grab n go retail (18 sq.m) Café (143 sq.m) Co-working spaces (877sq.m) Reception (105 sq.m) Games room (243 sqm) Music room (23sq.m) Cinema/ function room (132 sq.m) Meeting room (83 sq.m) Parcel room (68 sq.m) Dog grooming (46 sq.m) Private Dining (135 sq.m) Gym (478 sq.m) Residents lounge (52 sq.m) Shared stores (318 sq.m) Breakout spaces (1104 sq.m) Management offices (154 sq.m) Showroom (79 sq.m) Site Area Gross Site Area: 4.0305 ha Net site area: 3.4918 ha Net site area is Gross site area minus the following: - Wyckham Avenue, - Existing Carmelite Centre access road and adjoining areas (within application site) Gross Residential Density: 156 per hectare Net Residential Density: 180 units per hectare Plot Ratio 1: 1.41 based on the gross area Site Coverage 26.19 % based on the gross area Building Height Up to 9 storeys Aspect 41% single aspect 59% dual aspect Open Space Gross open space provision (comprising the public open spaces, communal open spaces (at grade), and pedestrian parades) totals c.24,185 sq.m or 2.42ha (c.19,606.5 sq.m + 4,578.58 sq.m). This represents c.69% of the net site area. The net open space provision (i.e. the public and communal open spaces (at grade) minus the pedestrian parades) is c.13,137 sq.m (c.1.3ha) (4,578.58 sq.m + 8,559 sq.m) which represents 37% of the net application site area. Carparking 278 no. car spaces 4 • 26 of these are for GoCar Cycle parking 1354 no. bicycle spaces Motorcycle 21 no. motorcycle spaces Vehicular Access From Wyckham Avenue This Statement of Consistency demonstrates that the proposal is in accordance with the relevant national planning policy, guidelines issued under Section 28 of the Planning and Development Act 2000 (as amended), and with local planning policy. It should be read in conjunction with the accompanying detailed documentation prepared McGill Planning, Scott Tallon Walker Architects, NMP Landscape Architects, Punch Consulting Engineers, Digital Dimensions, Altemar Ecology, Axis Consulting Engineers, CMK Horticulture and Arboriculture Ltd, IES Consulting Engineers, Global Apartment Advisors, Molloy Associate Conservation Architects, Moore Group Archaeological and Environmental Services. 5 2. NATIONAL & REGIONAL PLANNING POLICY The key national and regional policies and guidelines (including Section 28 Guidelines) relevant to the proposed development are as follows: • Ireland 2040 Our Plan - National Planning Framework (2018); • Regional Spatial and Economic Strategy 2019- 2031; • Guidelines for Planning Authorities on Urban Development and Building Heights (2018); • Guidelines for Planning Authorities on Sustainable Urban Housing: Design Standards for New Apartments (2018); • Guidelines for Planning Authorities on Sustainable Residential Development in Urban Areas (2009), and the accompanying Urban Design Manual; • Delivering Homes, Sustaining Communities (2008) and the accompanying Best Practice Guidelines- Quality Housing for Sustainable Communities; • Quality Housing for Sustainable Communities (2007); • Design Manual for Urban Roads and Streets (2019); • Guidelines for Planning Authorities on Childcare Facilities (2001); • Smarter Travel – A New Transport Policy for Ireland (2009-2020); • The Planning System and Flood Risk Management (2009). • Climate Action Plan 2019 PROJECT IRELAND 2040 OUR PLAN - NATIONAL PLANNING FRAMEWORK (2018) The National Planning Framework (NPF) is the Government’s plan to cater for the extra one million people that is anticipated to be living in Ireland. The Eastern and Midland Region (including Dublin) will, by 2040, be a Region of around 2.85 million people, at least half a million more than today. The NPF Strategy includes the following aims: • Supporting the future growth and success of Dublin as Ireland’s leading global city of scale, by better managing Dublin’s growth to ensure that more of it can be accommodated within and close to the city. • Enabling significant population and jobs growth in the Dublin metropolitan area, together with better management of the trend towards overspill into surrounding counties. • Targeting a greater proportion (40%) of future housing development to be within and close to the existing ‘footprint’ of built-up areas. • Making better use of under-utilised land and buildings, including ‘infill’, ‘brownfield’ and publicly owned sites and vacant and under-occupied buildings, with higher housing and jobs densities, better serviced by existing facilities and public transport. This major new policy emphasis on renewing and developing existing settlements aims to prevent the continual expansion and sprawl of our cities. This aim for Compact Growth promotes “Making better use of under-utilised land and buildings, … with higher housing and jobs densities, better serviced by existing facilities and public transport.” This approach not only makes better use of land but it can also have a “transformational difference” to towns and villages bringing new life and footfall to an area and contributing to the viability of services, shops and public transport, and by increasing the housing supply, enables more people “to be closer to employment and recreational opportunities, as well as to walk or cycle more and use the car less” (section 2.6). 6 As a result of this new policy approach, and as set out in section 4.5, there is a recognition that infill, and brownfield development is more challenging to deliver across multiple streams including land management and integration within existing communities who prefer the status quo to be maintained. As a result, to enable development a flexible approach to planning policies and standards needs to be “focusing on design led and performance-based outcomes, rather than specifying absolute requirements in all cases… planning standards should be flexibly applied in response to well- designed development proposals that can achieve urban infill and brownfield development objectives in settlements of all sizes.” In particular Section 4.5 highlights that “general restrictions on building height or universal standards for car parking or garden size may not be applicable in all circumstances in urban areas and should be replaced by performance-based criteria appropriate to general location, e.g. city/town centre, public transport hub, inner suburban, public transport corridor, outer suburban, town, village etc.” It highlights that there “should also generally be no car parking requirement for new development in or near the centres of the five cities,
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