CUNNANE STRATTON REYNOLDS
Belmayne P4, Belmayne, Dublin 13
Landscape and Visual Impact Appraisal
Prepared for Balgriffin Park Limited
by Cunnane Stratton Reynolds
April 2021
3 Molesworth Place, Dublin 2
Tel: 01 661 0419
Fax: 01 661 0431 Email: [email protected] Table of Contents
1 INTRODUCTION ...... 2 2 METHODOLOGY ...... 2 2.1 Forces for Landscape Change ...... 2 2.2 Guidance ...... 3 2.3 Assessment of Both ‘Landscape’ and ‘Visual’ Effects ...... 3 2.4 Methodology for Landscape Appraisal ...... 4 2.5 Methodology for Visual Appraisal...... 6 2.6 Quality and Timescale of Effects ...... 7 3.1. Characteristics of the Proposed Development ...... 9 4 RECEIVING ENVIRONMENT ...... 10 4.1 Relevant Planning Policy ...... 10 4.1.1 Dublin City Development Plan 2016-2022 (DCDP/Development Plan) ...... 10 4.1.2 Clongriffin-Belmayne Local Area Plan 2012-2018 (extended to December 2022) ...... 14 4.1.3 Draft Belmayne & Belcamp Lane Masterplan July 2020...... 16 4.1.4 Fingal County Council Development Plan 2017-202 (FCCDP) ...... 18 4.1.5 Landscape Character Assessment ...... 19 4.1.7 Summary of Planning Policy and Objectives ...... 21 4.2 Description of Receiving Environment ...... 22 4.3 Summary of Landscape Characteristics and Values ...... 26 5 POTENTIAL IMPACTS OF THE DEVELOPMENT ...... 27 5.1 Construction Stage ...... 27 5.2 Operational Stage ...... 27 5.3 Potential Cumulative Impacts ...... 28 5.4 Do-Nothing Approach ...... 28 5.5 Remedial or Reduction Measures: Mitigation ...... 28 5.5.1 Construction Phase ...... 28 5.5.2 Operational Phase...... 28 5.5.3 ‘Worst-case’ Scenario ...... 29 6 PREDICTED LANDSCAPE IMPACTS ...... 30 6.1 Landscape Sensitivity ...... 30 6.2 Predicted Landscape Impacts and Effects ...... 30 7 PREDICTED VISUAL IMPACT ...... 32 7.1 Zone of Visual Influence and Potential Visual Receptors ...... 32 7.2 Description of Viewpoints ...... 33 7.3 Summary of Visual Effects ...... 42 8 CONCLUSION ...... 43
1 INTRODUCTION This document has been prepared by Cunnane Stratton Reynolds Ltd (CSR), landscape architects and planners.
The Landscape and Visual Impact Appraisal (LVIA) was informed by a desktop study and a survey of the site and receiving environment in July 2020. This report identifies and discusses the townscape and the receiving environment in relation to proposed development at the Belmayne, Dublin 13.
The subject site is approximately 1.31ha and is located on the southwestern corner of the Belmayne housing estate directly south of Churchwell Road and west of Churchwell Crescent, Belmayne, Balgriffin Dublin 13. The site formed the P4 part of the original Belmayne development which had previously been granted planning permission in 2002 under Reg Ref. 0354/02 and as amended, now lapsed, for an apartment block of up to six storeys over basement. However, the lands currently remain undeveloped and are contained by fencing along the boundary.
2 METHODOLOGY Ireland is a signatory to the European Landscape Convention (ELC). The ELC defines landscape as ‘an area, as perceived by people, whose character is the result of the action and interaction of natural and/or human factors’. This definition is important in that it expands beyond the idea that landscape is only a matter of aesthetics and visual amenity. It encourages a focus on landscape as a resource in its own right - a shared resource providing a complex range of cultural, environmental and economic benefits to individuals and society.
As a cultural resource, the landscape functions as the setting for our day-to-day lives, also providing opportunities for recreation and aesthetic enjoyment and inspiration. It contributes to the sense of place experienced by individuals and communities and provides a link to the past as a record of historic socio- economic and environmental conditions. As an environmental resource, the landscape provides habitat for fauna and flora. It receives, stores, conveys and cleans water, and vegetation in the landscape stores carbon and produces oxygen. As an economic resource, the landscape provides the raw materials and space for the production of food, materials (e.g. timber, aggregates) and energy (e.g. carbon-based fuels, wind, solar), living space and for recreation and tourism activities.
2.1 Forces for Landscape Change The GLVIA notes that the landscape is change is ongoing. Many different pressures have progressively altered familiar landscapes over time and will continue to do so in the future, creating new landscapes. For example, within the receiving environment, the environs of the proposed development have altered over the last thousand years, from wilderness to agriculture and settlement.
Many of the drivers for change arise from the requirement for development to meet the needs of a growing population and economy. The concept of sustainable development recognises that change must and will occur to meet the needs of the present, but that it should not compromise the ability of future generations to meet their needs. This involves finding an appropriate balance between economic, social and environmental forces and values.
The reversibility of change is an important consideration. If change must occur to meet a current need, can it be reversed to return the resource (in this case, the landscape) to its previous state to allow for development or management for future needs.
Climate change is one of the major factors likely to bring about future change in the landscape, and it is accepted to be the most serious long-term threat to the natural environment, as well as economic activity (particularly primary production) and society. The need for climate change mitigation and adaptation, which includes the management of water and more extreme weather and rainfall patterns, is part of this.
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2.2 Guidance Landscape and Visual Appraisal is a tool used to identify the effects of change resulting from development on both the landscape as an environmental resource in its own right and on people’s views and visual amenity. As this report is not part of an Environmental Impact Assessment Report (EIAR), and is instead a standalone Landscape and Visual Appraisal, the report does not include a statement of the significance of effects. However the process by which the landscape and visual effects are identified is similar to that of a Landscape and Visual Assessment carried out as part of an EIAR.
The methodology is informed by the following key guidance documents, namely:
• Guidelines for Landscape and Visual Impact Assessment, 3rd Edition 2013, published by the UK Landscape Institute and the Institute of Environmental Management and Assessment (hereafter referred to as the GLVIA). • Guidelines on the information to be contained in Environmental Impact Assessment Reports (Draft August 2017, EPA).
References are also made to the ‘Landscape and Landscape Assessment – Consultation Draft of Guidelines for Planning Authorities’ document, published in 2000 by the Department of Environment, Heritage and Local Government.
Use of the Term ‘Effect’ vs ‘Impact’
The GLVIA advises that the terms ‘impact’ and effect’ should be clearly distinguished and consistently used in the preparation of an LVIA.
‘Impact’ is defined as the action being taken. In the case of the proposed works, the impact would include the construction of the proposed development.
‘Effect’ is defined as the change or changes resulting from those actions, e.g. a change in landscape character, or changes to the composition, character and quality of views in the receiving environment. This report focusses on these effects.
2.3 Assessment of Both ‘Landscape’ and ‘Visual’ Effects Another key distinction to make in a LVIA is that between landscape effects and the visual effects of development.
‘Landscape’ results from the interplay between the physical, natural and cultural components of our surroundings. Different combinations of these elements and their spatial distribution create distinctive character of landscape in different places. ‘Landscape character assessment’ is the method used in LVIA to describe landscape, and by which to understand the potential effects of a development on the landscape as ‘a resource’. Character is not just about the physical elements and features that make up a landscape, but also embraces the aesthetic, perceptual and experiential aspects of landscape that make a place distinctive.
Views and ‘visual amenity’ refer to the interrelationship between people and the landscape. The GLVIA prescribes that effects on views and visual amenity should be assessed separately from landscape, although the two topics are inherently linked. Visual assessment is concerned with changes that arise in the composition of available views, the response of people to these changes and the overall effects on the area’s visual amenity.
The appraisal of landscape and visual effects included a desktop study, review of the proposed development drawings and visualisations, and a site visit which was carried out in July 2020.
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2.4 Methodology for Landscape Appraisal Landscape appraisal considers the sensitivity of the receptor, and the likely nature and magnitude of the changes to the main landscape elements and characteristics. Existing trends of change in the landscape are taken into account.
Sensitivity of the Landscape Resource
Landscape Sensitivity: Landscape sensitivity is a function of its land use, landscape patterns and scale, visual enclosure and distribution of visual receptors, scope for mitigation, and the value placed on the landscape. It also relates to the nature and scale of development proposed. It includes consideration of landscape values as well as the susceptibility of the landscape to change.
Landscape values can be identified by the presence of landscape designations or policies which indicate particular values, either on a national or local level. In addition, a number of criteria are used to assess the value of a landscape. These are described further in Section 1.6 below.
Landscape susceptibility is defined in the GLVIA as the ability of the landscape receptor to accommodate the proposed development without undue consequences for the maintenance of the baseline scenario and/or the achievement of landscape planning policies and strategies. Susceptibility also relates to the type of development – a landscape may be highly susceptible to certain types of development but have a low susceptibility to other types of development.
For the purpose of assessment, three categories are used to classify the landscape sensitivity of the receiving environment.
Sensitivity is therefore a combination of Landscape value and Susceptibility.
Sensitivity Description
High Areas where the landscape exhibits strong, positive character with valued elements, features and characteristics. The character of the landscape is such that it has limited/low capacity for accommodating change in the form of development. These attributes are recognised in landscape policy or designations as being of national, regional or county value and the principal management objective for the area is conservation of the existing character.
Medium Areas where the landscape has certain valued elements, features or characteristics but where the character is mixed or not particularly strong. The character of the landscape is such that there is some capacity for change in the form of development. These areas may be recognised in landscape policy at local or county level and the principal management objective may be to consolidate landscape character or facilitate appropriate, necessary change.
Low Areas where the landscape has few valued elements, features or characteristics and the character is weak. The character of the landscape is such that it has capacity for change; where development would result in a minor change or would make a positive change. Such landscapes are generally unrecognised in policy and where the principal management objective is to facilitate change through development, repair, restoration or enhancement.
Table 1 – Categories of Landscape Sensitivity
Magnitude of Landscape Change: The magnitude of change is a factor of the scale, extent and degree of change imposed on the landscape with reference to its key elements, features and characteristics (also known as ‘landscape receptors’). Four categories are used to classify magnitude of landscape change.
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Magnitude of Description Change
High Change that is moderate to large in extent, resulting in major alteration to key elements, features or characteristics of the landscape and/or introduction of large elements considered uncharacteristic in the context. Such development results in change to the character of the landscape.
Medium Change that is moderate in extent, resulting in partial loss or alteration to key elements, features or characteristics of the landscape, and/or introduction of elements that may be prominent but not necessarily substantially uncharacteristic in the context. Such development results in change to the character of the landscape.
Low Change that is moderate or limited in scale, resulting in minor alteration to key elements, features or characteristics of the landscape, and/or introduction of elements that are not uncharacteristic in the context. Such development results in minor change to the character of the landscape.
Negligible Change that is limited in scale, resulting in no alteration to key elements, features or characteristics of the landscape key elements features or characteristics of the landscape, and/or introduction of elements that are characteristic of the context. Such development results in no change to the landscape character.
Table 2 – Categories of Landscape Change
Landscape Effects
A conclusion on the relative importance of landscape effects (either on physical landscape elements or on the landscape character) can be arrived at by combining the landscape sensitivity and the magnitude of change. This is illustrated in Figure 1 below.
As this report is not part of an Environmental Impact Assessment Report (EIAR), and is instead a standalone Landscape and Visual Appraisal, the report does not include a statement of the significance of effects.
Sensitivity Importance of Effect High Low
High High
Med Moderate
Low Low
Neg*
Magnitude * Negligible Figure 1: Guide to the classification of the level of effects
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Landscape effects are also classified as positive, neutral or negative/adverse. Development has the potential to improve the environment as well as damage it. In certain situations, there might be policy encouraging a type of change in the landscape, and if a development achieves the objective of the policy the resulting effect might be positive, even if the landscape character is profoundly changed.
2.5 Methodology for Visual Appraisal Visual appraisal considers the changes to the composition of views, the character of the views, and the visual amenity experienced by visual receptors. Visual receptor sensitivity is a function of two main considerations:
• Susceptibility of the visual receptor to change. This depends on the occupation or activity of the people experiencing the view, and the extent to which their attention or interest is focussed on the views or visual amenity they experience at that location.
Visual receptors most susceptible to change include residents at home, people engaged in outdoor recreation focused on the landscape (e.g. trail users), and visitors to heritage or other attractions and places of community congregation where the setting contributes to the experience.
Visual receptors less susceptible to change include travellers on road, rail and other transport routes (unless on recognised scenic routes which would be more susceptible ), people engaged in outdoor recreation or sports where the surrounding landscape does not influence the experience, and people in their place of work or shopping where the setting does not influence their experience.
• Value attached to the view. This depends to a large extent on the subjective opinion of the visual receptor but also on factors such as policy and designations (e.g. scenic routes, protected views), or the view or setting being associated with a heritage asset, visitor attraction or having some other cultural status (e.g. by appearing in arts).
Three categories are used to classify a viewpoint’s sensitivity:
Sensitivity Description
High Viewers at viewpoints that are recognised in policy or otherwise designated as being of value, or viewpoints that are highly valued by people that experience them regularly (such as views from houses or outdoor recreation features) and views which are valued by the local community. This would include tourist attractions, and heritage features of regional or county value, and viewers travelling on scenic routes.
Medium Viewers at viewpoints representing people travelling at slow or moderate speed through or past the affected landscape in cars or on public transport, where they are partly but not entirely focused on the landscape, or where the landscape has some valued views. The views are generally not designated, but which include panoramic views or views judged to be of some scenic quality, which demonstrate some sense of naturalness, tranquillity or some rare element in the view.
Low Viewers at viewpoints reflecting people involved in activities not focused on the landscape e.g. people at their place of work or engaged in similar activities such as shopping, etc. The view may present an attractive backdrop to these activities but there is no evidence of that the view is valued, and not regarded as an important element of these activities. Viewers travelling at high speeds (e.g. motorways) may also be considered of low susceptibility.
Table 3 – Categories of Visual Receptor Sensitivity
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Magnitude of Change to the View Classification of the magnitude of change takes into account the size or scale of the intrusion of development into the view (relative to the other elements and features in the composition, i.e. its relative visual dominance), the degree to which it contrasts or integrates with the other elements and the general character of the view, and the way in which the change will be experienced (e.g. in full view, partial or peripheral, or glimpses). It also considers the geographical extent of the change, the duration and the reversibility of the visual effects.
Four categories are used to classify magnitude of change to a view.
Magnitude of Description Change
High Extensive intrusion of the development in the view, or partial intrusion that obstructs valued features, or introduction of elements that may be considered uncharacteristic in the context, to the extent that the development becomes co- dominant with other elements in the composition and affects the character of the view and the visual amenity.
Medium Partial intrusion of the development in the view, or introduction of elements that may be prominent but not necessarily uncharacteristic in the context, resulting in change to the composition but not necessarily the character of the view or the visual amenity.
Low Minor intrusion of the development into the view, or introduction of elements that are not uncharacteristic in the context, resulting in minor alteration to the composition and character of the view but no change to visual amenity.
Negligible Barely discernible intrusion of the development into the view, or introduction of elements that are characteristic in the context, resulting in slight change to the composition of the view and no change in visual amenity.
Table 4 – Magnitude of Visual Change
Visual Effects A conclusion on the relative importance of visual effects can be arrived at by combining the visual receptor sensitivity and the magnitude of change. This is included in Figure 1 above as for Landscape Effects.
As this report is not part of an Environmental Impact Assessment Report, and is instead a standalone Landscape and Visual Appraisal, the report does not include a statement of the significance of effects.
Visual effects are also classified as positive, neutral or negative/adverse as set out below:
2.6 Quality and Timescale of Effects The predicted effects are also classified as beneficial, neutral or adverse. This is not an absolute exercise; in particular, visual receptors’ attitudes to development, and thus their response to the impact of a development, will vary. However, the methodology applied is designed to provide robust justification for the conclusions drawn. These qualitative impacts/effects are defined as:
• Adverse – Scheme at variance with landform, scale, pattern. Would degrade, diminish or destroy the integrity of valued features, elements or their setting or cause the quality of the landscape(townscape)/view to be diminished;
• Neutral - Scheme complements the scale, landform and pattern of the landscape(townscape)/view and maintains landscape quality;
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• Beneficial – improves landscape(townscape)/view quality and character, fits with the scale, landform and pattern and enables the restoration of valued characteristic features or repairs / removes damage caused by existing land uses.
Effects are also categorised according to their longevity or timescale:
• Temporary – Lasting for one year or less;
• Short Term – Lasting one to seven years;
• Medium Term – Lasting seven to fifteen years;
• Long Term – Lasting fifteen years to sixty years;
• Permanent – Lasting over sixty years.
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3 CHARACTERISTICS OF THE DEVELOPMENT
3.1. Characteristics of the Proposed Development The proposed development will involve:
• the clearance of the existing mounds, vegetation cover and security fencing within the extent of the site at Belmayne, Dublin 13. • the construction of a 2 to 7 storey residential accommodation consisting of the following uses: (a) 260 no. apartments, comprising of 108 no. one-bed apartments 135 no. two-bed apartments and 17 no. three-bed apartment units; (b) 199 no. car parking spaces (188 undercroft and 19 on street) and 400 no. cycle space. (c) Two internal communal courtyards (above the undercroft parking area)
The development features landscaping and all associated site development works.
From a landscape and visual impact perspective the key issue is the height of the proposed development and its interaction with surrounding areas.
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4 RECEIVING ENVIRONMENT This section is divided into a review of landscape related Planning Policy as set out in the Dublin City Development Plan 2016-2022 and Fingal County Council Development Plan 2017-2023 and associated documents, and a description of the study areas informed by desktop assessment.
4.1 Relevant Planning Policy The Dublin City Development Plan 2016-2022 is reviewed in this section, in terms of relevance to the site location and the proposed development. Due to the proximity to Fingal County Council boundary, the Fingal County Council Development Plan 2017-2023 is also touched upon.
4.1.1 Dublin City Development Plan 2016-2022 (DCDP/Development Plan) Zoning The application lands are zoned ‘Zone Z14 – Strategic Development and Regeneration Areas (SDRAs), with the objective; “To seek the social, economic and physical development and/or rejuvenation of an area with mixed use, of which residential and ‘Z6’ would be the predominant uses.”
Figure 2: Extract of DCDP Zoning Map C.
Site
SDRAs are areas which provide for large scale public housing within the inner city and outer city areas. They most also include proposals for additional physical and social infrastructure/facilities to support the housing. The site falls within SDRA 1. North Fringe (including Clongriffin/Belmayne). The key development principles for this SDRA are outlined in a local area plan which is based on the following objectives: 1. To create a highly sustainable, mixed use urban district, based around high quality public transport nodes, with a strong sense of place.
2. To achieve a sufficient density of development to sustain efficient public transport networks and a viable mix of uses and community facilities.
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3. To establish a coherent urban structure, based on urban design principles, as a focus for a new community and its integration with the established community, comprising the following elements:
Sustainable Residential Development The DCDP suggests that all new developments to contribute to the unique identities and sense of place of neighbourhoods. Relevant Policies; QH5: To promote residential development addressing any shortfall in housing provision through active land management and a coordinated planned approach to developing appropriately zoned lands at key locations including regeneration areas, vacant sites and under-utilised sites. QH6: To encourage and foster the creation of attractive mixed-use sustainable neighbourhoods which contain a variety of housing types and tenures with supporting community facilities, public realm and residential amenities, and which are socially mixed in order to achieve a socially inclusive city. QH8: To promote the sustainable development of vacant or under-utilised infill sites and to favourably consider higher density proposals which respect the design of the surrounding development and the character of the area.
QH18: To promote the provision of high quality apartments within sustainable neighbourhoods by achieving suitable levels of amenity within individual apartments, and within each apartment development, and ensuring that suitable social infrastructure and other support facilities are available in the neighbourhood, in accordance with the standards for residential accommodation.
QH20: To ensure apartment developments on City Council sites are models of international best practice and deliver the highest quality energy efficient apartments with all the necessary infrastructure where a need is identified, to include community hubs, sports and recreational green open spaces and public parks and suitable shops contributing to the creation of attractive, sustainable, mixed-use and mixed-income neighbourhoods.
SN4: To have regard to the Department of Housing, Planning, Community and Local Government’s Guidelines on Sustainable Residential Development in Urban Areas and its accompanying Urban Design Manual, 2010, the Guidelines on Local Area Plans and the related Manual, 2013 and the joint DTTS and DCLG’s Design Manual for Urban Streets and Roads (DMURS), 2013 and the NTA’s Permeability Best Practice Guide, 2015, in the making of sustainable neighbourhoods. (www.environ.ie) Urban Density
SC13: To promote sustainable densities, particularly in public transport corridors, which will enhance the urban form and spatial structure of the city, which are appropriate to their context, and which are supported by a full range of community infrastructure such as schools, shops and recreational areas, having regard to the safeguarding criteria set out in Chapter 16 (development standards), including the criteria and standards for good neighbourhoods, quality urban design and excellence in architecture. These sustainable densities will include due consideration for the protection of surrounding residents, households and communities. SC14: To promote a variety of housing and apartment types which will create a distinctive sense of place in particular areas and neighbourhoods, including coherent streets and open spaces. SC15: To recognise and promote green infrastructure and landscape as an integral part of the form and structure of the city, including streets and public spaces.
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Green Infrastructure, Open Space and SuDs GI13: To ensure that in new residential developments, public open space is provided which is sufficient in quantity and distribution to meet the requirements of the projected population, including play facilities for children. GI14: To promote the development of soft landscaping in public open spaces, where feasible, in accordance with the principles of Sustainable Urban Drainage Systems. GI7: To continue to protect and enhance landscape, including existing green spaces through sustainable planning and design for both existing community and for future generations in accordance with the principles of the European Landscape Convention. GI8: To protect and enhance views and prospects which contribute to the appreciation of landscape and natural heritage SI18: To require the use of Sustainable Urban Drainage Systems in all new developments, where appropriate, as set out in the Greater Dublin Regional Code of Practice for Drainage Works. The following measures will apply:
• The infiltration into the ground through the development of porous pavement such as permeable paving, swales, and detention basins • The holding of water in storage areas through the construction of green roofs, rainwater harvesting, detention basins, ponds, and wetlands • The slow-down of the movement of water. Community Infrastructure
GI33: To seek the provision of children’s play facilities in new residential developments. To provide playgrounds to an appropriate standard of amenity, safety, and accessibility and to create safe and accessible places for socialising and informal play.
Heritage and Architectural Heritage The application lands does not fall within any protected landscapes – Architectural Conservation Areas, Conservation Areas, Zones of Archaeological Importance and including other natural protected areas.
There are no Protected Structures on the application lands or in the immediate vicinity of the site.
Trees
GI28: To support the implementation of the Dublin City Tree Strategy, which provides the vision for the long-term planting, protection and maintenance of trees, hedgerows and woodlands within Dublin City. GI29: To adopt a pro-active and systematic good practice approach to tree management with the aim of promoting good tree health, condition, diversity, public amenity and a balanced age-profile. GI30: To encourage and promote tree planting in the planning and development of urban spaces, streets, roads and infrastructure projects. GI30: To encourage and promote tree planting in the planning and development of urban spaces, streets, roads and infrastructure projects. Development Management Standards: Large-Scale Development: Chapter 16 outlines development management standards, and includes standards relating to large scale development and building height and landscaping:
Dublin City Council will seek:
• To create new compositions and points of interest • To provide high-quality new streets, squares and open spaces, where appropriate, linked to the surrounding street pattern, to maximise accessibility
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• To provide an appropriate mix of uses comprising retail, residential, entertainment, recreational, cultural, community- and/or employment generating uses; particular emphasis should be given to new and complementary uses and facilities that expand and improve the existing range of uses and facilities in the area • To carefully integrate appropriate planting and trees • To take into account existing and likely future patterns of traffic and pedestrian movement, including pedestrian desire lines • To retain existing and create new features to make an easily understandable urban environment, including active building frontages with clearly defined edges and safe public routes
Development Management Standards: Landscaping Standards relating to hard and soft landscaping are also referred to. In terms of hard landscaping, the Plan notes the importance of the definition of public and private spaces, contributing to character of areas, and defining visual links and enclosure. The plan includes advice on materials, surface water management, boundary treatment and street furniture, with the preference for soft landscaping where possible.
Development Management Standards : Building Height The site of the proposed development is located within the Clogrtiffin/Belmayne North Fringe which in an area categorised as up to ‘Mid Rise’ - as set out in Figure 19 of the Development Plan, where buildings may be a maximum of 50 metres in height. Proposals for high building heights are further defined within the LAP/SDZ/SDRA.
The Plan also sets out the following Assessment Criteria for Higher Buildings:
• Relationship to context, including topography, built form, and skyline having regard to the need to protect important views, landmarks, prospects and vistas • Effect on the historic environment at a city-wide and local level • Relationship to transport infrastructure, particularly public transport provision • Architectural excellence of a building which is of slender proportions, whereby a slenderness ratio of 3:1 or more should be aimed for • Contribution to public spaces and facilities, including the mix of uses • Effect on the local environment, including micro-climate and general amenity considerations • Contribution to permeability and legibility of the site and wider area • Sufficient accompanying material to enable a proper assessment, including urban design study/masterplan, a 360 degree view analysis, shadow impact assessment, wind impact analysis, details of signage, branding and lighting, and relative height studies • Adoption of best practice guidance related to the sustainable design and construction of tall buildings • Evaluation of providing a similar level of density in an alternative urban form.
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4.1.2 Clongriffin-Belmayne Local Area Plan 2012-2018 (extended to December 2022) Local Area Plan Local Area Plans (LAPs) set out the objectives for a specific area of Dublin City while being consistent with the provisions of the Dublin City Development Plan. The site is located within the Clongriffin- Belmayne (North Fringe) LAP. Occupying an area of unbuilt land already zoned for apartment buildings on the southwest corner of the Belmayne Residential area and partially within a Key District Land (KDC).
Figure 3: Extract of DCC Clongriffin-Belmayne Local Area Plan Figure 16.4 Long Term Strategy: Phasing Priorities Map
SITE
Urban Design Objectives UDO1: To achieve high quality and sustainable densities to consolidate the area, maximise access for residents and employees to public transport and successfully define important locations and routes including the Main Street access and town centres (KDC designated zones). UDO2: To promote the development of family orientated, high quality, adaptable, life long homes within the LAP area through creative design that still delivers a sustainable density to support the provision of services. UDO3: To promote public spaces that provide both passive and active recreation and a connection to those forms of activities in the surrounding area. UDO4: To ensure high quality streetscapes are achieved through distinctive high quality street furniture, lighting, paving and public artwork that creates a distinctive character associated with the North Fringe. UDO5: To design park spaces and all open spaces linkages to be part of the larger green network in particular from Father Collins Park to the surrounding area and along the River Mayne incorporating a dedicated network of cycle paths and pedestrian routes. UDO6: To achieve creative and unique character through public realm enhancements in all key development sites through development contribution levies and partnership with the divisions of Dublin City Council.
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UDO7: The height strategy for the LAP will seek positive integration of new building height with established character. Locations identified for special height character are the designated Key District Centres (in general 5 storeys minimum) and the Main Street Boulevard axis (in general four to five storeys). Heights of 2-6 storeys (including a set back at the top floor of a 5/6 storey building) may be facilitated subject to quality design criteria and set back requirements along the river corridor to complete the urban form of pavilion buildings to complete Marrsfield, One location for a landmark profiled building (10-14 storey office height equivalent) is designated adjacent to Clongriffin Rail Station. In other locations, where 4 storeys residential height is proposed, some flexibility will be allowed on the height equivalent (13m) to achieve design improvements to the façade. Sustainability Strategy Policy & Objectives SSP1: To support sustainable design and sustainable formats of development in the LAP area which will help Dublin City Council achieve its targets in reducing energy consumption and reducing carbon dioxide emissions in accordance with the Dublin City EnergyAction Plan. SSP2: To implement the principles of the Framework for Sustainable Dublin as set out under the Dublin City Development Plan 2011-2017 at the local level and incorporate sustainable principles across all strategies for future development (both short term and long term) as identified in the LAP.
Objectives: SSO1: To seek best practice in sustainable design and incorporation of green technology for all future development proposals in the LAP area across the levels of the individual buildings, the overall scheme and overall neighbourhood.
SSO2: To encourage the development of exemplary projects within the LAP area that demonstrate best practice in energy efficiency (both residential and commercial) and sustainable design. SSO3: To prioritise actions under the LAP through an effective phasing programme that help to complete the development of sustainable walkable neighbourhoods with particular emphasis on, promotion of public transport, promotion of sustainable movement, promotion of consolidating areas of development with sustainable densities and enhancement of the environment and open space.
SSO4: To facilitate the provision of employment uses in close proximity to residential areas to increase the opportunity for working close to the home (and thereby reducing the extent of work related commuter journeys).
SSO5: To ensure that the phasing, implementation and monitoring strategy of the LAP will contribute to indicator projects for Dublin City including the Sustainability Indicators Framework that measures progress and assists policy making towards improving the quality of the environment and creating a highly sustainable city. Economic Policy
ESO1: To improve the physical and visual environment of the LAP area, in particular where vacant sites exist, to provide positive first impressions that market the area for business investment. Environment and Open Space Amenity Strategy Policy & Objectives EOSP1: To realise the potential of a high quality environment as a key driver in economic development, community development, bio diversity enhancement, improved sustainable movement and enhanced quality of life for the local area.
Objectives: EOSO1: To achieve best practice and innovations in SuDS design as part of development schemes including the successful co-ordination of surface water management with ecology and amenity functions of open space and landscaped areas.
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Community & Social Infrastructure Policy & Objectives CSO6: To seek to create safe and useable open spaces with each residential development for play through overlooking and passive surveillance.
4.1.3 Draft Belmayne & Belcamp Lane Masterplan July 2020 The Draft Belmayne & Belcamp Lane Masterplan builds upon the development framework, policies and objectives of the Clongriffin – Belmayne LAP with a detailed approach on how to develop the undeveloped lands within Belmayne and Belcamp, including the site and new town centre.
Access and Movement A key strategy of the draft master plan is to improve connectivity throughout the existing and proposed residential areas, new town centre and wider area. Measures include improving existing vehicular, cycling and pedestrian routes like Main Street and Clare Hall Greenway both near the site and various other new routes, as shown on Figure B3.1 Access and Movement of the Masterplan. Built Form and Heights The masterplan illustrates the massing and proposed heights of buildings across the masterplan area within Figure B5.1 Built Form and Height and Figure B5.2 3D overview of the Masterplan Area. The proposed heights of buildings within the site are for 5-6 storey buildings facing onto Main Street and 2- 4 storeys to the north and northeast by Churchwell Avenue and Churchwell Crescent. The guidance notes: Variations will be considered to add further variety, subject to assessment criteria contained within Urban Development and Heights, Guidelines for Planning Authorities.
2. Reinforcing Belmayne Main Street and Belcamp Avenue.
The prevailing building height is also higher along Belmayne Main Street, reinforcing it’s role as an urban boulevard and its importance as a movement corridor, as well as ensuring a strong sense of enclosure. A similar distribution of height is applied to Belcamp Avenue. However where the focus is on providing houses that are lower in scale, a more strategic application is applied to positioning of higher buildings (i.e at gateway locations).
4. Height Transitions
Buildings heights follow the patterns of surrounding neighbourhoods, where appropriate, so as to provide a transition from established areas to those taller buildings located in the Town Centre and along the Central Movement Corridor.
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Figure 4: Extract of DCC Draft Belmayne & Belcamp Lane Masterplan Figure B5.1 Built Form and Height Map
SITE
Landscape and Urban Grain
The masterplan outlines the need for hard and soft landscaping to be of high-quality design and provide functions relating to amenity, sustainability and biodiversity. It also notes that a key characteristic of Belmayne is it varied built form which should be replicated across the newly developed areas. The guidance notes: 5. Sustainable Urban Drainage Well designed sustainable urban drainage (SuDs) can mitigate local flood risk, benefit ecology and create valuable amenity spaces for communities. TheSuDSstrategy as set out inAppendixBseeks to meet the water management needs of the Masterplan area while delivering green infrastructure and supporting high quality development. Softer engineered approaches alongside a ‘treatment train’ approach are to be used to manage surface water at source and must be integrated with landscaping plans for development. Examples include: • Green Roofs / Living walls; • Permeable paving; • Tree pits with infiltration system; • Filter drains and swales. All planning applications are to be accompanied by a surface water drainage plan which shall demonstrate compliance with the referred Surface Water Strategy. 6. Living Streets All streets, in addition to Green Links, will be plated with materials and passively traffic calmed, via a ‘placed base’ approach to street design. This will require the ‘movement function’7 to be balanced with its ‘place function’, to contribute to a shared, safe and amenable street environment. All streets will be designed in accordance with the Design Manual for Urban Roads and Streets (2013), with particular care taken at crossing points and junctions to ensure safe and comfortable movement for vulnerable users (i.e pedestrians and cyclists), particularly along the Main Street and Belcamp Ave (see Figure B6.4). This presents significant challenges when applied to the major road infrastructure
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that intersects the Masterplan area, however it is anticipated that the design of such roads will be revisited as upgrades are initiated to facilitate the Bus Connects (NTA) and the Greater Dublin Cycle Network (NTA). 8. Varied Urban Grain A variety of building types will be provided within the Masterplan area to cater for the mix of uses and residential densities (i.e apartments, duplexes and houses). Larger buildings (i.e offices and apartments) will be located within the town centre and along major movement corridors. This, in combination with wider streets, will promote a coarser or more robust grain reminiscent of higher density urban areas. As development moves away from the town centre, and particularly on local streets, a finer grain will form with narrower plots and streets that promote a more intimate scale of development (see also Figure B6.6) 9. Podiums and Private/Semi-Private Courtyards Many blocks throughout the Masterplan area will incorporate a range of housing types that will require the integration of communal (i.e apartments) and private open space (i.e houses) at ground floor level. These may be accommodated via a range of courtyard style arrangements where smaller areas private open space open onto larger communal areas. Such areas may also be elevated over podiums where larger retail/ commercial floor plates are located beneath, or semibasement car parking (see also Figure B6.5).
4.1.4 Fingal County Council Development Plan 2017-202 (FCCDP) The lands immediately north of the Dublin City county boundary fall within Fingal County Council. Zoning
The Fingal County lands bounding the northern end of the Clongriffin-Belmayne SDRA have been zoned for residential use, open space (within/on the edge of residential areas and graveyards) and green belt.
The nearest zoned residential areas include the existing housing at Balgriffin, a housing development under construction on the former Belcamp School lands, and existing/under construction housing at Drumnigh, Portmarnock.
Figure 5: Extract of FCCDP Development Plan 2017-2023 Viewer.
Site
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GB- Green Belt:
• Objective: Protect and provide for a Greenbeltt OS – Open Space
• Objective: Preserve and provide for open space and recreational amenities. RA- Residential Area
• Objective: Provide for new residential communities subject to the provision of the necessary social and physical infrastructure.
4.1.5 Landscape Character Assessment
Dublin City Council The DCDP has not carried out Landscape Character Assessments and does not characterise landscape character areas within Dublin City or the Clongriffin-Belmayne SDRA. The area is on the northern fringes of Dublin City can be identified as an area that falls within the Dublin Metropolitan Area. Therefore, the landscape character of the area can be defined as ‘urban’ and developed in nature.
Fingal County Council Landscape Character Assessment, May 2015 Due to proximity of the application lands to the boundary of the neighbouring Fingal County Council, the Fingal County Landscape Character Assessment within the adopted FCDP is referred to below.
The following is an extract from the Landscape Character Assessment for LCT – Low Lying Agriculture.
KEY CHARACTERISTICS
• This is an area characterised by a mix of pasture and arable farming on low lying land with few protected views or prospects. The Low Lying Character Type has an open character combined with large field patterns, few tree belts and low roadside hedges. The main settlements located within the area include Oldtown, Ballyboghil and Lusk and parts of Malahide and Donabate. Dublin Airport is located in this area.
• This low lying area is dominated by agriculture and a number of settlements. The area is categorised as having a modest value. It contains pockets of important value areas requiring particular attention such as important archaeological monuments and demesnes and also the Feltrim Hill and Santry Demesne proposed Natural Heritage Areas.
The landscape of the Low Lying LCT nearest to the site and DCC county boundary has been altered from a rural to urban landscape over recent years with new built developments around Balgriffin, Belcamp House. Some of the established settlements have also expanded outwards onto the surrounding farmland. Landscape Character Types Sensitivity The Fingal LCA considers the Low Lying Agriculture has having Low sensitivity and the ability for a wide range of developments to sit comfortably in the landscape. Allowing developments which have a simple scale and form screened by boundary vegetation, with any key views and riparian corridors protected.
PRINCIPLES FOR DEVELOPMENT
• Public Parks with recreational and ecological resources Dodder River Valley • The skyline should be protected.
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• Existing tree belts should be retained and managed and older stands of trees restocked. • Roadside hedging should be retained and managed. Proposals necessitating the removal of extensive field and roadside hedgerows or trees should not be permitted. Strong planting schemes using native species, to integrate development into these open landscapes, will be required. • Establish riparian corridors free from new development along all significant watercourses in the County. Ensure a 10 to 15 metre wide riparian buffer strip measured from top of bank either side of all watercourses, except in respect of the Liffey, Tolka, Pinkeen, Mayne, Sluice, Ward, Broadmeadow, Corduff, Matt and Delvin where a 30m wide riparian buffer strip from top of bank to either side of all watercourses outside urban centres is required. • Sites with natural boundaries should be chosen, rather than open parts • Clustering with existing farmhouse and/or farm buildings is generally preferable to standalone locations
4.1.6 Urban Development and Building Heights, Guidelines for Planning Authorities, Department of Housing, Planning and Local Government. December 2018
In order to discourage generic restrictive policies on building heights in local development plans the Government introduced the above guidelines in 2018. The guidelines set out to encourage higher building and densities within, particularly, existing built-up areas to take advantage of existing infrastructure, vary the building typology and contribute to placemaking.
Section 2.5 of the Guidelines states:
Furthermore, while taller buildings will bring much needed additional housing and economic development to well-located urban areas, they can also assist in reinforcing and contributing to a sense of place within a city or town centre, such as indicating the main centres of activity, important street junctions, public spaces and transport interchanges. In this manner, increased building height is a key factor in assisting modern placemaking and improving the overall quality of our urban environments.
The guidelines require the applicant to demonstrate that they satisfy the following criteria:
At the scale of the relevant city/town
• The site is well served by public transport with high capacity, frequent service and good links to other modes of public transport. • Development proposals incorporating increased building height, including proposals within architecturally sensitive areas, should successfully integrate into/ enhance the character and public realm of the area, having regard to topography, its cultural context, setting of key landmarks, protection of key views. Such development proposals shall undertake a landscape and visual assessment, by a suitably qualified practitioner such as a chartered landscape architect. • On larger urban redevelopment sites, proposed developments should make a positive contribution to place-making, incorporating new streets and public spaces, using massing and height to achieve the required densities but with sufficient variety in scale and form to respond to the scale of adjoining developments and create visual interest in the streetscape.
At the scale of district/ neighbourhood/ street
• The proposal responds to its overall natural and built environment and makes a positive contribution to the urban neighbourhood and streetscape • The proposal is not monolithic and avoids long, uninterrupted walls of building in the form of slab blocks with materials / building fabric well considered.
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• The proposal enhances the urban design context for public spaces and key thoroughfares and inland waterway/ marine frontage, thereby enabling additional height in development form to be favourably considered in terms of enhancing a sense of scale and enclosure while being in line with the requirements of “The Planning System and Flood Risk Management – Guidelines for Planning Authorities” (2009). • The proposal makes a positive contribution to the improvement of legibility through the site or wider urban area within which the development is situated and integrates in a cohesive manner. • The proposal positively contributes to the mix of uses and/ or building/dwelling typologies available in the neighbourhood.
At the scale of the site/building
• The form, massing and height of proposed developments should be carefully modulated so as to maximise access to natural daylight, ventilation and views and minimise overshadowing and loss of light. • Appropriate and reasonable regard should be taken of quantitative performance approaches to daylight provision outlined in guides like the Building Research Establishment’s ‘Site Layout Planning for Daylight and Sunlight’ (2nd edition) or BS 8206-2: 2008 – ‘Lighting for Buildings – Part 2: Code of Practice for Daylighting’. • Where a proposal may not be able to fully meet all the requirements of the daylight provisions above, this must be clearly identified and a rationale for any alternative, compensatory design solutions must be set out, in respect of which the planning authority or An Bord Pleanála should apply their discretion, having regard to local factors including specific site constraints and the balancing of that assessment against the desirability of achieving wider planning objectives. Such objectives might include securing comprehensive urban regeneration and or an effective urban design and streetscape solution
4.1.7 Summary of Planning Policy and Objectives
• The site is zoned as ‘Zone Z14 – Strategic Development and Regeneration Areas (SDRAs)’ • The site is located within the Clongriffin-Belmayne (Northern Fringe) Local Area Plan and its land designated for residential development on the southwest end of the existing residential area of Belmayne. • A draft masterplan for the Belmayne-Belcamp area of the LAP has been produced which builds on the LAP and provides a more detailed urban design framework to allow co-ordinated approach of future developments within the area, including the site. • National guidelines require more flexibility in accommodating taller buildings and provide a range of criteria for tall buildings to satisfy, including the preparation of this Landscape and Visual Impact Assessment.
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4.2 Description of Receiving Environment The site and its environs are described below in terms of:
Location and Wider Context The site is located within the new urban neighbourhood of Clongriffrin-Belmayne (North Fringe), Dublin 13 on the north eastern fringe of Dublin City Council. This neighbourhood has evolved over the last 15 years and has a large concentration of residential properties with some commercial premises, hotel, a mix of recreational areas like Father Collins Park and undeveloped land. Directly north is Balgriffin Park and Belcamp House residential developments within the neighbouring Fingal County Council area. The lands to the south consist of the expansive residential suburbs of north Dublin City like that of Clarehall, Darndale, Donnaghmede and others. Most housing date from the 20th century and more recent 21st century infill developments. These areas of housing consist of two storeys houses and some higher apartments blocks up to 6 storeys high. At the edges of some estates are large industrial estate of the Malahide Road and Baldoyle and retail centres at Clarehall and Donnaghmede. The differences between these urban neighbourhoods are shown in Figure 3 below.
Figure 6: The Belmayne Site in its wider context (Curtesy of Imagery@2018 Google Map Data)
Balgriffin Clongriffin Belmayne CLONSHAGH (North Fringe) SDRA
Site
BELCAMP
CLONSHAGH
The main transport route is the tripled laned Malahide Road which is the main thoroughfare into and out of the city, located west of the site. The R139 road directly south of the site crosses the Malahide, at the main road junction at Clarehall. The road links the Malahide Road with Dublin Airport. The Dublin to Belfast railway line is to the east, with a stop at Clongriffin on the eastern edge if the Belmayne- Clongriffin urban neighbourhood.
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The area’s topography has a low elevation reaching a maximum height of between 30-40m AOD. The highest lands are found across the urban and rural landscapes to the west of R107 Malahide road. The land lowers towards the east to between 7m-14m AOD by the Dublin-Belfast railway, on the edge of Clongriffin and surrounding urban and rural landscapes. Several large historic houses dating between the late 18th to 19th century are present within the rural landscape to the north, including Belcamp Former School, Lime Hill House, Drumnigh Cottage and Saint Doolagh’s Park which reflect the former estates as seen in the historic maps – Ordnance Survey 1st edition six-inch map, 1843. There are limited smaller protected structures scattered within the urban areas to the south, including remnant church at Balgriffin within Balgriffin Park residential estate.
Figure 7: Ordnance Survey 1st Edition 6” map – 1843.
Lime Hill House Drumnigh Cottage
St Doolagh’s Park
Balgriffin church
Belcamp House
Indicative location of site
The Site and Immediate Environs The application site occupies an area of undeveloped land within the Belmayne urban district part of the Clongriffin-Belmayne SDRA, containing earth mounds with some naturally regenerated vegetation cover and areas of hardstanding. The site is found on the highest part of the Belmayne housing estate at an elevation between 23-24m AOD across the flatter lands and extending to 25-26m AOD on the earth mounds. The existing boundary edges are secured by a continuous length of black paladin security fencing. The fence’s northern boundary is faced by hedge and trees planted along the southern verge on Churchwell Road. The eastern boundary runs along Churchwell Crescent with informally resident’s car parking up against the fencing. Similar undeveloped land runs along the southern boundary and a shared cycling (2 lane) and pedestrian (1 lane) greenway runs along the western boundary. The site’s application boundary line extends further to the kerb lines on Churchwell Road and Crescent and over part of the greenway.
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Figure 8: Site Location and immediate Context (Curtesy of Imagery@2018 Google Map Data)
Belmayne
Park Site Churchwelll Road
Main Street
Churchwell Belmayne Avenue Belmayne Crescent Allotments
Immediately north of the site along Churchwell Road are a mix of the houses and apartments, of 2 to 4 storeys in height. These buildings form and material finishes is repeated across most of the Belmayne housing estate which provides a cohesion to the built character of the development. The housing is set out in a grid pattern. Some of the street corners are emphasised using higher apartment blocks. There is some variation in the building heights across the two blocks of apartments east of the site between Churchwell Crescent and Belmayne Avenue which extend to 5 to 6 storeys. The taller sections of these buildings face directly upon the Main Street and have some retail units on the ground floor. The elevation across the estate varies between 19m to 24m AOD, with highest lands to the south and southwest and lowest lands to the northern end. The lands immediately to the west and south areas consist of undeveloped land covered in grassland and scrub contained by security fencing, with the lands having a similar appearance to the existing site. These lands are currently undeveloped and detract from the urban setting, however they are earmarked for the future Clongriffin-Belmayne SDRA town centre and residential developments. The access to the site is from either Main Street or Churchwell Road via Belmayne Avenue which is accessed either from an unnamed road (off the R107 Malahide Road) to the north or from the R139 road to the south. The various streets across the Belmayne housing estate are similarly accessed by vehicles from off the same roads. A greenway runs along the western boundary of the site which provides access for pedestrians and cyclists from the estate onto the R139 road and surrounding areas including the nearby Clarehall shopping centre and Tesco store. Across the wider new urban neighbourhoods within the Clongriffin-Belmayne SDRA and Balgriffin are a mix of houses, duplex and apartment buildings which are under construction or have been occupied over recent years.
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Greenspaces through the new urban neighbourhoods which help break up the developments include a mix of allotments, small semiprivate spaces to several larger public parks including the Father Collins Park. There is one small public park within the centre of Belmayne and allotments off Main Street.
Plate 1 – View of site from Main Street Plate 2 – View of site from the greenway
Plate 3 – View north along the greenway Plate 4 – View east from Churchwell Road
Plate 5 – View south from Churchwell Crescent Plate 6 – View east from Main Street
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4.3 Summary of Landscape Characteristics and Values The values and characteristics of the site are listed below and can be categorised in two ways – values which should be conserved, and those that provide opportunity for enhancement.
Conservation Values These are values to be conserved indicate those aspects of the receiving environment which are valued and sensitive and could be negatively impacted on by the proposed development.
• the character of the established residential areas – north and east of the site • the access from the adjoining greenway
Enhancement Values The values to be enhanced represents the site’s capacity to accommodate change. These include:
• The current state of the site which detract from the visual amenity of the existing site and the immediate Belmayne residential areas. • The immediate environs contain other areas of undeveloped lands within the new urban neighbourhood and next to the Belmayne residential area which have poor landscape quality and connectivity. • Policies and objectives promoting change through the Clongriffin-Belmayne LAP and draft Belmayne-Belcamp Masterplan.
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5 POTENTIAL IMPACTS OF THE DEVELOPMENT The proposed development is described in section 3.1 and in the Architectural Design statement. From a landscape and visual impact perspective the key issue is the height of the proposed development and its visibility / interaction with surrounding areas both at construction stage and on completion – operational stage.
5.1 Construction Stage Potential Landscape Impacts The potential construction impacts on the landscape include the:
• Removal of existing earth mounds and erection of hoarding and construction equipment (cranes) change of the townscape to a construction site and the resultant change in landscape character • Entry and exit of construction plant, vehicles and materials
Potential Impacts on Views The potential construction impacts on views include the:
• Removal of existing mounds, excavation for and erection of new buildings and all engineering, building and landscape works required with associated site infrastructure, fencing and plant. • Visibility of site plant and machinery, which will be both still and moving. Cranes will be visible over the roofs of existing buildings. • Removal of surfaces which may result in the visibility of bare earth, excavated areas and the stockpiling of materials
The construction stage will be approximately 18 months.
5.2 Operational Stage
Potential Landscape Impacts The potential operational impacts on the landscape include the:
• Change in character from undeveloped land to apartment block rising to between 2 and 7 storeys. • Change in character of the residential areas where the higher buildings are visible. • Construction of improved pedestrian paths and public realm along existing streets and greenway. • The introduction of a variety of street trees and vegetation around the development.
Potential Impact on Views The potential operational impacts on views include the:
• Introduction of new apartment block on the southwestern edge of Belmayne. • Introduction of tree planting, vegetation and street furniture to create a more urban landscape • Potential change in the skyline from the nearest residential areas directly facing onto the site. • Potential landmark / place making / orientation created by the new building.
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5.3 Potential Cumulative Impacts The proposed development will be a part of a wider development of undeveloped lands within the Clongriffin-Balmayne SDRA. This will include the new mixed use Belmayne Square, on lands directly to the west and southwest of the site, and a new residential area off Main Street, directly to the south of the site along with a neighbourhood park. These developments will include a mix of building heights up to 8 storeys including a landmark building interspersed with high quality public realm. This will mean a change in the composition of views towards the site in general which will include a high-density development within the area.
5.4 Do-Nothing Approach The ‘do-nothing’ impact refers to the non-implementation of the proposed development. The primary effect of this would be that the impacts and effects identified would occur and the opportunity for significant and potentially positive change in the landscape and visual quality of the environs would be limited.
5.5 Remedial or Reduction Measures: Mitigation The following recommendations are put forward to mitigate against the limited negative impacts mentioned above and to reinforce the positive impacts of the proposed development. Mitigation measures are proposed and considered only on the lands of the subject site.
5.5.1 Construction Phase During construction there will be a change to the landscape and there will be adverse visual impacts for residents and visitors to the areas adjacent to the site associated with construction activity. The remedial measures proposed revolve around the implementation of appropriate site management procedures – such as the control of site lighting, storage of materials, placement of compounds, delivery of materials, car parking, etc. Visual impact during the construction phase will be mitigated somewhat through appropriate site management measures and work practices to ensure the site is kept tidy, dust is kept to a minimum, and that public areas are kept free from building material and site rubbish.
Site hoarding will be appropriately scaled, finished and maintained for the period of construction of each section of the works as appropriate. To reduce the potential negative impacts during the construction phase, good site management and housekeeping practices will be adhered to. The visual impact of the site compound and scaffolding visible during the construction phase are of a temporary nature only and therefore require no remedial action other than as stated above. Adverse impacts both during construction will be short-lived and superseded by the completed new development.
5.5.2 Operational Phase The scheme design reflects the planning objectives for the area and change that is already proposed / underway. In general mitigation is inherent to the design and detailing of elevations and selected materials, and of design features to enhance the quality of amenity for new residents as well as to mitigate any potential adverse impacts on nearby existing residents. These include;
• The careful design and placement of buildings to create new elevations, features and focal points in the views available. • The softening of the setting and framing of the elevations with selected new trees. The planting of additional trees will reduce the visual mass of the new buildings, soften and integrate the development over time from various viewpoints, as identified in the assessment, thereby minimising the visual impacts and generally enhancing the current outlook for many viewpoints. • The design of the limited areas of public realm scheme to a high standard. • The stepping down of building height to the north to relate to adjacent housing on Churchwell Road and Churchwell Crescent.
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5.5.3 ‘Worst-case’ Scenario The ‘worst-case’ scenario would arise if the wider plans for the regeneration areas did not materialise leaving the proposed new development in isolation in poor urban environment. The cumulative positive impacts of adjacent new development would be difficult to deliver if not complemented by the wider urban regeneration plans proposed.
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6 PREDICTED LANDSCAPE IMPACTS
6.1 Landscape Sensitivity The receiving environment consists of;
• The existing site and its immediate setting of the Belmayne estate. • Future regeneration area east, south, southwest, and west. • Surrounding suburban residential areas to the north, east, south, and west
A review of the extent to which the development will affect the views experienced from adjacent landscapes are examined in section 6.
Landscape Sensitivity Assessments Landscape Sensitivity: The Site and regeneration areas within the Clongriffin-Belmayne SDRA The existing site and the future development lands of the Clongriffin-Belmayne SDRA are recognised as being in a state of change / transition with policy in place to guide their transformation to new mixed use neighbourhoods. Some of these lands including the site consist of undeveloped land originating from the waste spoils of the surrounding built developments and are of a poor and degraded condition. Therefore the landscape sensitivity is regarded as Low - Areas where the landscape has few valued elements, features or characteristics and the character is weak. The character of the landscape is such that it has capacity for change; where development would result in a minor change or would make a positive change. Such landscapes are generally unrecognised in policy and where the principal management objective is to facilitate change through development, repair, restoration or enhancement.
Landscape Sensitivity: Surrounding suburban residential areas to the north, east, south and west The wider residential areas include the mix of 21st century houses and apartments within the Clongriffin- Belmayne SDRA and Balgriffin to the north. More established residential areas are located south of the R139 road including Clarehall, Darndale and Donaghmede dating from the mid-20th century onwards. Although not of high architectural value, they are pleasant and attractive residential areas with local parks, schools, neighbourhood centres and retail centres. Where trees are present along streets and parks, they increase the capacity of the landscape to absorb change. The sensitivity of these areas is regarded as Medium - Areas where the landscape has certain valued elements, features or characteristics but where the character is mixed or not particularly strong. The character of the landscape is such that there is some capacity for change in the form of development. These areas may be recognised in landscape policy at local or county level and the principal management objective may be to consolidate landscape character or facilitate appropriate, necessary change.
6.2 Predicted Landscape Impacts and Effects
Construction Impacts and Effects on the Landscape The construction stage will result in ongoing infrastructure, building and related works for approximately 12-18 months.
Overall, the impacts described are generally short-term and visually adverse in nature. Construction Effects on The Site, Immediate setting / regeneration areas of the Clongriffin-Belmayne SDRA. (Low sensitivity) The effects during construction would relate to a small geographical area. Development works are to be expected in such an urban environment of the Clongriffin-Belmayne SDRA and are not out of keeping with the expected character of the wider area and are in keeping with local policy for change.
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The magnitude of change to this character area, during construction is expected to be Low.
The importance of this effect would be Low and Adverse but temporary. Construction Effects on Wider Context (Medium sensitivity) The effects during construction would be localised. The change would introduce change in the form of construction (including cranes, construction activity and personnel) within a small geographical area but the nature of which is not uncommon across the wider area. The magnitude of change to this character area, during construction is expected to be Low which generates a Slight adverse, temporary effect.
Operational Impact and Effects on the Landscape The site’s Enhancement Values reflect policy that is supportive of major landscape change at this location. The landscape analysis indicates a context where change is needed to improve the existing landscape / townscape quality. The site’s Conservation Values relate to the context of nearby residential housing and neighbourhoods. Impacts here would be primarily visual. These effects are discussed in Section 7.0 below. The effects of this in terms of alteration of the landscape character are assessed below;
Operational Effects on The Site, Immediate setting and regeneration areas within the Clongriffin- Belmayne SDRA. (Low sensitivity)
The effects on completion would relate to a small geographical area. The change in keeping with local policy for change within the SDRA.
The magnitude of change to this character area, would be Low.
The importance of this effect would be Low and Beneficial - improves landscape(townscape)/view quality and character, fits with the scale, landform and pattern ….
This would extend into the Short, Medium and Long Term. Cumulatively as other developments in the Clongriffin-Belmayne SDRA nearest the development are delivered the magnitude and importance would increase but remain beneficial.
Operational Effects on Wider Context (Medium sensitivity) The effects of the development at operation would be localised in the wider context. The scheme would not change the character of the wider residential lands and their qualities and characteristics would remain. Some limited views of the developement would occur which would be altered by any future development within the SDRA. These visual effects are described in Section 7.0 below.
The magnitude of change to this character area, would be Low. The importance of this effect would be Low and Neutral - Scheme complements the scale, landform and pattern of the landscape(townscape)/view and maintains landscape quality This would extend into the Short, Medium and Long Term.
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7 PREDICTED VISUAL IMPACT
7.1 Zone of Visual Influence and Potential Visual Receptors Based on the assessment of the landscape characteristics, values, and sensitivities, 11 representative viewpoints were selected to assess visual impact and effects. These are scheduled and mapped below. Existing photographs and proposed photomontages are provided by Digital Dimensions. Verified views were captured in March 2021. The views are listed below and described / assessed in Section 7.2.
Table 6: Proposed Viewpoints
No. Receptor and views Rationale for selection Approx. distance from site boundary VP01 Junction of Malahide Road Part of the wider environs as viewed from 245m and R139 road main road junction VP02 On R139 road opposite Part of the wider environs showing 155m Greenway entrance interaction of the greenway with development VP03 Corner of Churchwell Avenue Part of the immediate environs showing 20m with Churchwell Road interaction of greenway with development and residential area
VP04 Northern end of Churchwell Wider residential area from the north 245m Avenue
VP05 Nortthern end of Churchwell Wider residential area from the north 235m Close
VP06 Belmayne Park Central Public Park within Belmayne 135m
VP07 Churchwell Road Part of the immediate environs and 15m residential area
VP08 Main Street Part of the immediate environs and 40m residential area
VP09 Malahide Road by junction Wider environs and residential area 180m with Mayne River Avenue
VP10 Roundabout on R139 road Approach to roundabout and wider 270m environs VP11 R139 road (opposite no.43 Wider environs and residential area 150m Temple View Avenue)
Photography and presentation of viewpoints Each Viewpoint is illustrated by a photograph showing the existing view and the photomontage showing the proposed development. Photomontages have been produced by Digital Dimensions and are presented in a separate booklet with a map of their locations. Verified photographs and photomontages have been taken with a wide angle focal length (FL) and prime lens to allow representation of the development within its context. In all visualisations, the extent of the 50mm FL view has been indicated for reference, which is broadly equivalent to the c.40 degree Horizontal Field of View (HFoV) and is representative of what the human
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eye perceives and reflects the requirements of the Landscape Institute Technical Guidance Note on Visual Representation 2019. To correctly view the photomontage at the correct scale the extents of the 50mm lens or 40 degree angle of view should be extended to A3 in size and viewed at arms length. This can be done by printing a hard copy or, more easily, digitally on screen, allowing reference back to the wider angle to understand the context. Each viewpoint is described below in its existing condition and the effects of the proposed development. The descriptions, including of the change / effects, focus primarily on the extent of the 50mm image, but refer to the context, as appropriate, to inform analysis.
7.2 Description of Viewpoints Viewpoint 1 - Junction of Malahide Road and R139 road Existing View This view is located at the busy traffic lighted junction of the Malahide and R139 road. The view looks northeast towards the development site-approximately 245m away which is hidden from view by the trees on the opposite side of the road. The foreground view is occupied by the passing traffic at this busy junction, the various street lighting and pedestrian barriers along the roadside. Beyond the streetlights is a line of trees which defining part of the boundary of the Clongriffin-Belmayne SDRA lands. The Hilton Hotel and the adjoining blocks of apartments are located directly north of this point, but not shown within the captured view.
Some residential properties are visible in the background by Temple View Avenue to the east and further north along the Malahide Road. There is little of value or interest in the view other than the mix of trees along the street and boundary of the Malahide Road. The busy road junction means there’s a cluttering of pedestrian barriers and traffic/street lighting structures. High buildings visible.
The view is from a busy road junction on the Malahide Road with several pedestrian crossings.
Visual Impacts and Effects
The magnitude of change would be None – as potential views of the building are fully screened by the intervening trees.
Viewpoint 2 - On R139 road opposite Greenway entrance Existing View This view is located at the footpath along the R139 directly south of the greenway which leads into Belmayne estate. The view looks north east towards the development site approximately 155m away hidden by the area of undeveloped land opposite. The view is representative of users on the greenway and road users. In the foreground the view is enclosed by the fencing and vegetation along the boundary of the undeveloped land on the opposite side of the road. The greenway creates a break in this boundary edge providing extended views towards the houses/apartments on Churchwell Avenue and rooflines along Churchwell Road which are visible in the middleground.
The lack of leaf cover in the boundary trees during the winter months provides some filtered views of the existing apartment block along Main Street on the right (east) of the wider view. The quality of the view is detracted by the high security type fence line which encloses the undeveloped site although the various trees and vegetation on the boundary soften this structures edge.
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The viewpoint sensitivity is Medium - viewers travelling at slow or moderate speeds through or past the affected landscape in cars or on public transport.
Visual Impacts and Effects The western and southern elevation of the new buildings would be visible from this location, although views of the southern elevation will be limited by the roadside trees. The building rises to 7 storeys on the south western corner and will be a prominent feature along the new edge of the Belmayne estate. Moving along the greenway views of the new building are much clearer, with some limited screening of the lower southern elevation by the security fencing and scrub in the adjoining undeveloped land. The development will add a new well-designed building and edge to the Belmayne estate, replacing the site’s undeveloped land. The new footpaths around the edge of the building will allow for interaction with the greenway. Future development within the adjoining undeveloped lands will result in changes to the overall visibility of the development from this viewpoint and along the greenway,
The magnitude of change would be Medium – Partial intrusion of the development in the view, or introduction of elements that may be prominent but not necessarily uncharacteristic in the context, resulting in change to the composition but not necessarily the character of the view or the visual amenity.
The importance of the effect is Moderate and would remain so in the Short, Medium and Long Term. Qualitatively the impact would be Beneficial – improves landscape(townscape)/view quality and character, fits with the scale, landform and pattern and enables the restoration of valued characteristic features or repairs / removes damage caused by existing land uses.
During the Construction Phase the effects would be Medium and Adverse.
Viewpoint 3 - Corner of Churchwell Avenue with Churchwell Road Existing View
This view is located at the southern end of Churchwell Avenue and just north of the section of greenway as it passes the site. The view looks south towards the western end of the development site- approximately 20m away.
The foreground contains views of the end of the apartment block on this road along with a mix of vehicles, street furniture and vegetation. The hedge helps to restrict views into the site with only partial views of the site’s security fence and mounds visible above lower sections of this hedge. The views from the residential property on Churchwelll Avenue are orientated west along the street away from the development. The wider views to the south from this housing estate road and shared greenway route consist of the fenced undeveloped land of the site and adjoining development lands which visually detract from this urban edge.
The viewpoint sensitivity is Medium –…. Viewers considered of medium susceptibility, such as locations where viewers are travelling at slow or moderate speeds through or past the affected landscape in cars or on public transport, where they are partly but not entirely focused on the landscape, or where the landscape has some valued views…… Visual Impacts and Effects Views of the existing hedge and part of the site’s enclosed undeveloped land at the end of this road will be replaced by the western elevation of the new building and new street edge next to the greenway. The building will be visible rising from 4 to 7 storeys at the corner, with the highest floors set furthest back towards Main Street.The building is tall but has been stepped down to engage with the nearest residents. The proposed planting along the sides of the building will help integrate it into the surroundings and with the adjoining greenway.
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The building will transform the existing view, from looking onto an enclosed undeveloped land, already zoned for housing, to a well-proportioned building with improved public realm along the south western edge of Belmayne housing estate and greenway. This is in keeping with the objectives of the Clongriffin- Belmayne Local Area Plan and Draft Belmayne & Belcamp Lane Masterplan. The closeness of the development will mean that views to it from this point will not be altered by any future built development in the adjoining SDRA undeveloped lands.
The magnitude of change would be Medium – Partial intrusion of the development in the view, or introduction of elements that may be prominent but not necessarily uncharacteristic in the context, resulting in change to the composition but not necessarily the character of the view or the visual amenity.
The importance of the effect is Moderate and would remain so in the Short, Medium and Long Term.
Qualitatively the impact would be Beneficial i.e. improves landscape(townscape)/view quality and character, fits with the scale, landform and pattern and enables the restoration of valued characteristic features or repairs / removes damage caused by existing land uses. During the Construction Phase the effects would be Medium and generally Adverse.
Viewpoint 4 – Northern end of Churchwell Avenue Existing View
This view is located near the northern end of Churchwell Avenue. The view looks south towards the development site approximately 245m away. The location represents the residential areas in the wider environs.
In the foreground the view is framed either side by blocks of apartments the one on the right (west) is currently under construction. The existing residential block extends further south within the view with the block of building partially broken up by the street trees. In the background central view the hedge directly north of the site’s western boundary is visible along with one of the site’s earth mounds peering above this boundary edge. Residential receptors views are limited to those from the street when coming/going to their property, as the outward views from the block of buildings are facing west away from the development.
The view is one of a modern residential area with parked cars which is currently undergoing change on one side with new apartments currently under construction.
The viewpoint sensitivity is Medium …. Viewers considered of medium susceptibility, such as locations where viewers are travelling at slow or moderate speeds through or past the affected landscape in cars or on public transport, where they are partly but not entirely focused on the landscape, or where the landscape has some valued views.
Visual Impacts and Effects Views of the existing hedge at the end of this road will be replaced by the western elevation of the new building and new street edge next to the greenway. The building will be visible rising from 4 to 7 storeys at the corner, with the highest floors set furthest back. Views of the new planting along the greenway will be more obscured by parked cars. The new building would have some prominence at a distance and provide a new feature complementing the end of the street.
The magnitude of change would be Low – Minor intrusion of the development into the view, or introduction of elements that are not uncharacteristic in the context, resulting in minor alteration to the composition and character of the view but no change to visual amenity.
The importance of the effect is Moderate and would remain so in the Short, Medium and Long Term.
Qualitatively the impact would be Neutral i.e. Scheme complements the scale, landform and pattern of the landscape(townscape)/view and maintains landscape quality;
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During the Construction Phase the effects would be Low and Adverse.
Viewpoint 5 –Northern end of Churchwell Close Existing View This view from the northern end of Churchwell Close. The view looks south towards the development site approximately 235m away. The location represents the residential areas in the wider environs. Views are similar to Viewpoint 4 which is approximately 150m directly west, with this view looking towards the site’s eastern boundary. The view is representative from a residential area. In the foreground the view is framed either side by blocks of apartments and houses. The existing residential block extends further southwards directly onto Belmayne Park Avenue and Churchwell Grove. The intersection between these streets is denoted by taller four storey buildings with distinctive rooflines. In the background central view, a low section of hedge on the southern verge on Churchwell Road, which extends 5m further east of the existing site fence and fully screening views of the site from this point. There are some partial distance views of some housing along Temple View Avenue (south of the R139 road) The view is one of a modern urban residential area with parked cars, with the view contained by the housing either side and softened by the street trees.
The viewpoint sensitivity is Medium …. Viewers considered of medium susceptibility, such as locations where viewers are travelling at slow or moderate speeds through or past the affected landscape in cars or on public transport, where they are partly but not entirely focused on the landscape, or where the landscape has some valued views.
Visual Impacts and Effects Views will be similar to Viewpoint 4 but on the opposite end of the proposed development where the existing hedge at the end of the road will be replaced by the eastern elevation of the new building and new street edge. Most of the development being screened by this street’s residential properties. Only the far eastern end of the 6 storey portion of the building will be visible but given the distance from the development it appears to be of a similar scale to the existing buildings on the street corners. Views of the new planting along the new street edge will be obscured by parked cars found along Churchwell Close. The new building continues the enclosure and character of the street in the view. Most residential receptors views will only be experienced along the street when coming/going to their property, as outward views from their property are blocked by the building’s directly opposite them. Some oblique views of the development will be possible from residents on the street who have a balcony.
The magnitude of change would be Low – Minor intrusion of the development into the view, or introduction of elements that are not uncharacteristic in the context, resulting in minor alteration to the composition and character of the view but no change to visual amenity.
The importance of the effect is Moderate and would remain so in the Short, Medium and Long Term. Qualitatively the impact would be Neutral i.e. Scheme complements the scale, landform and pattern of the landscape(townscape)/view and maintains landscape quality;
During the Construction Phase the effects would be Low and Adverse.
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Viewpoint 6 - Belmayne Park Existing View This view from within the Belmayne Park looking southwest towards the site, which is approximately 135m away. The location represents recreational users of the small public open space within the centre of the Belmayne estate. In the foreground the view of a pleasant public park with the various trees within it and along its edges helping to break up views of the residential area bordering the park. The series of 3 to 4 storey houses and apartment blocks on Belmayne Park South and Belmayne Park West provide a continuous block of buildings within the middle ground which screen any potential outward views. The development site is not visible due to screening by the above groups of buildings. The parkland setting provides pleasant views aided by its mature trees in buffering the surrounding high residential buildings.
The viewpoint sensitivity is High - ….. views from houses or outdoor recreation. Visual Impacts and Effects
The magnitude of change would be None – as potential views of the building are fully screened by the existing residential buildings along the southwest corner of the square opposite the park.
Viewpoint 7 –Churchwell Road Existing View This view is from the western end of Churchwell Road, near the intersection with Churchwell Grove and Churchwell Crescent. The view looks south towards the site, which is approximately 15m away. The view is representative of views experienced from the residences within the immediate environ. The foreground of the view contains a mix of low vegetation, pavement and road surfaces. The wider foreground view is framed by the apartments on either side of Churchwell road.
Looking towards the middleground, the apartments on the left (south) are replaced by the hedge and trees which define the site’s northern boundary. The front of the houses/apartments are visible on northern side of Churchwell Road. A small portion of the site’s security fencing along its eastern boundary is visible to the left (south) of the view just behind the hedge. In the background the upper floors of apartments along the western end of the Malahide Road are visible peering above the trees on the eastern side of the same road.
The view is a transitional urban view along the edges between the developed and undeveloped residential land within the Clongriffin-Belmayne urban neighbourhood.
The viewpoint sensitivity is Medium …. Viewers considered of medium susceptibility, such as locations where viewers are travelling at slow or moderate speeds through or past the affected landscape in cars or on public transport, where they are partly but not entirely focused on the landscape, or where the landscape has some valued views.
Visual Impacts and Effects The development will be viewed as replacing the undeveloped land within the Belmayne estate with a new prominent building on the edge of the estate. This will help improve the appearance of the site while complementing the urban edge of the estate. It will enclose views from the surrounding upper floors distant views of house/apartments on Churchwell Road and Churchwell Crescent. The ground floors of these properties will look onto the improved public realm with trees and shrub planting which replaces the existing security fence and hedge along the site’s boundary edge. The wider view from this point consists of extended views of the nearby four
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storey parts of the building and some partial views of the higher portions of the building located towards the Main Street end. Whilst the building is a relatively tall new intervention in its setting, it is scaled for the extensive setting provided by the new urban neighbourhood and steps down to engage with its nearest neighbours. This arrangement ensures the building ties in with adjacent lower buildings in the view generally and to the north along Churchwell Road. As the new building’s three blocks of four storeys will be viewed alongside the similar scaled existing three to four storey buildings on the opposite side of the road. The building will transform the existing view, from looking onto an enclosed undeveloped land, already zoned for housing, to a well-proportioned building with an attractive elevation to the street and with improved public realm along the south western edge of Belmayne housing estate and greenway. This is in keeping with the objectives of the Clongriffin-Belmayne Local Area Plan and Draft Belmayne & Belcamp Lane Masterplan.
The magnitude of change would be High – Extensive intrusion of the development in the view …… to the extent that the development becomes co-dominant with other elements in the composition and affects the character of the view and the visual amenity.
The importance of the effect is Moderate and would remain so in the Short, Medium and Long Term Qualitatively the impact would be Beneficial i.e. improves landscape(townscape)/view quality and character, fits with the scale, landform and pattern ……. repairs / removes damage caused by existing land uses.
During the Construction Phase the effects would be Medium and Adverse.
Viewpoint 8 – Main Street Existing View
This view is from the edge of Main Street. The view is looking west towards the site, which is approximately 40m away. The view is representative of views experienced from the parking area for the residences on Main Street and within the immediate environ of the Clongriffin-Belmayne urban neighbourhood.
The foreground view is dominated by the large rough road surface, overgrown verge and areas of parking next to this point which form the Main Street. On the far right (north) is corner of the block of apartments (5 storey) along the end of Main Street/Churchwell Crescent. The security fence marks the eastern boundary of site and neighbouring undeveloped land. One of the grassed earth mounds within the site is clearly visible. The wider foreground view provides greater views of the nearest apartment block facing onto Main Street and the neighbouring undeveloped lands.
In the middleground some of the apartments along Churchwell Road are visible to the northwest. The blocks of apartments along the Malahide Road are clearly visible against the skyline further to the northwest within the background of this view. The lower portions of these buildings are obscured by the site’s mounds. Similarly, the wider background view allows continued views of the same apartment block with the distinct landmark Hilton Hotel building on the end. The view is of one of a transition between the urban fringe and urban area, which is detracted by various elements including the degraded road and fenced in overgrown land,
The viewpoint sensitivity is Low - ….. Viewers at viewpoints reflecting people involved in activities not focused on the landscape e.g. people at their place of work or engaged in similar activities such as shopping, etc. The view may present an attractive backdrop to these activities but there is no evidence that the view is valued, and not regarded as an important element of these activities. Viewers travelling at high speeds (e.g. motorways) may also be generally considered of low susceptibility.
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Visual Impacts and Effects As with the previous viewpoint, the development will occupy the undeveloped land with a new prominent residential building on the south western edge of the existing Belmayne residential area. The south and east elevations of the new buildings would be fully visible from this location rising from 6 storeys on the corner to 7 storeys further west along Main Street. This arrangement ensures the building ties in with adjacent lower apartment buildings in the view on Main Street with the highest floors nearer to the proposed town centre. The southern front of the building along the ground level will contain a number of small private terraces framed by shrub planting with a public footpath/cycle path next to Main Street. Views from the front of the building will face onto the surrounding undeveloped overgrown lands until the future development of the Main Street and surrounding proposed buildings are developed. The building will transform the existing view, from looking onto an enclosed undeveloped land, already zoned for housing, to a well-proportioned building with an attractive elevation to the street and with improved public realm along the south western edge of Belmayne housing estate. This is in keeping with the objectives of the Clongriffin-Belmayne Local Area Plan and Draft Belmayne & Belcamp Lane Masterplan. Once the neighbouring developments (none currently in planning) are completed the building will form a visually distinct edge between the Belmayne residential area and the proposed future new town centre/district.
The magnitude of change would be High – Extensive intrusion of the development in the view …… to the extent that the development becomes co-dominant with other elements in the composition and affects the character of the view and the visual amenity.
The importance of the effect is Moderate and would remain so in the Short, Medium and Long Term . Qualitatively the impact would be Beneficial i.e. improves landscape(townscape)/view quality and character, fits with the scale, landform and pattern ……. repairs / removes damage caused by existing land uses.
During the Construction Phase the effects would be Medium and generally Adverse.
Viewpoint 9 - Malahide Road by junction with Mayne River Avenue Existing View
This view is from the junction of the Mayne River Avenue and Malahide Road. The view is looking east towards the site, which is 180m away. The view is representative of views experienced from the residences within the wider environ, shoppers at the small shopping precinct and road users. In the foreground views are towards the median road island and tree lined roadside verge on the opposite side of the Malahide Road. Beyond these trees the black security fence contains the large area of undeveloped land stretching from off the road to the site, with various trees and scrub visible within this view. Further within the middleground of the view some of the site’s earth mound along its western boundary is partially visible above the vegetation of the adjacent undeveloped land. Filtered through the trees are the blocks of apartments along Churchwell Crescent in the background, while across the wider background view are some filtered views of properties on Churchwell Avenue. These views are most prevalent during the winter months when the trees are not in leaf. The view is of a new evolving avenue/boulevard with maturing trees and buildings enclosing this section of the Malahide Road. Viewwers reflect local residents, road users and shoppers / local workers.
The viewpoint sensitivity is Medium - viewers travelling at slow or moderate speeds through or past the affected landscape in cars or on public transport.
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Visual Impacts and Effects Views of the development will be heavily filtered by the same boundary trees which already reduce views of the existing apartment blocks within Belmayne. The development will occupy the area of undeveloped lands blocking most views of the existing apartment block which faces onto Churchwell Crescent. The building’s western elevation will be visible from this point, rising from 4 storeys on the northern corner to 7 storeys on the southern corner. This arrangement ensures the building’s lowest section is nearest to the existing houses/apartments on Churchwell Road to the north and the tallest section next to Main Street. Although prominent the development is in line with the other existing buildings on the western end of Belmayne housing estate. The new building will be the more prominent building in height than the others in the estate, although it will be similar in character to the surrounding residential areas. The existing boundary trees, on the opposite side of the Malahide Road, help to break up the building’s form and views will be further reduced when they are in full leaf in the summer. The building will visually reflect a strong feature on the edge of Belmayne housing estate, which is in keeping with the objectives of the Clongriffin-Belmayne Local Area Plan and Draft Belmayne & Belcamp Lane Masterplan. These initial predicted views of the development are likely to be reduced or fully screened by any future development occurring within the undeveloped lands located between the development and this point.
The magnitude of change would be Low – minor intrusion of the development in the view.
The importance of the effect is Low and would remain so in the Short, Medium and Long Term. Qualitatively the impact would be Neutral i.e., Scheme complements the scale, landform and pattern of the landscape(townscape)/view and maintains landscape quality. During the Construction Phase the impacts would be Negligible to Low and generally Neutral to Adverse.
Viewpoint 10 - Roundabout on R139 road Existing View
This view is from the western side of the roundabout on the R139 road at Donaghmede. The view is looking northwest towards the site approximately 270m away. The view is representative of the views experienced by road users and pedestrians.
In the foreground the view is of the road corridor with the boundaries of the housing estate at Clarehall to the left (west) and the Clongriffin-Belmayne SDRA to the right (northwest). The various trees and scrub along the undeveloped land on the southern boundary of the Clongriffin-Belmayne SDRA helps to screen most views of the Belmayne housing estate, apart from some apartment blocks facing onto Main Street. The site is fully screened by the same vegetation. In the background the upper floors of the apartment blocks and hotel along the Malahide road are visible. The view is a transitional view between the established urban area to the south and new evolving urban neighbourhood within the SDRA.
The viewpoint sensitivity is Medium - viewers travelling at slow or moderate speeds through or past the affected landscape in cars or on public transport.
Visual Impacts and Effects Views of the development’s lower floors will be heavily filtered by the same boundary trees which already reduce views of the existing apartment blocks within the Belmayne estate.
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The building’s southern and south eastern elevation will be visible from this point, rising from 6 storeys on the south eastern corner to the higher 7 storey sections visible set further back towards the western end of Main Street. The new building will be slightly more prominent than the existing two blocks of apartments on Main Street due to its increased height. However, when viewed with these buildings and other blocks of tall buildings visible on the Malahide Road this change Is complementary. Future built development on the undeveloped lands opposite will alter the predicted views of the development, reducing its overall visibility.
The magnitude of change would be Medium - Partial intrusion of the development in the view, or introduction of elements that may be prominent but not necessarily uncharacteristic in the context, resulting in change to the composition but not necessarily the character of the view or the visual amenity. The importance of the effect is Moderate and would remain so in the Short, Medium and Long Term. Qualitatively the impact would be Neutral i.e. Scheme complements the scale, landform and pattern of the landscape(townscape)/view and maintains landscape quality. During the Construction Phase the impacts would be Low Adverse.
Viewpoint 11 - R139 road (opposite no. 43 Temple View Avenue) Existing View
This view is from the public footpath along the southern side of R139 road and opposite no.43 Temple View Avenue of the nearby housing estate. The view is looking north towards the site approximately 150m away. The view is representative of the views experienced by road users, pedestrians and nearby residents.
In the foreground can be seen the R139 Road traffic lanes. The security fence line opposite is the boundary of the Clongriffin-Belmayne SDRA. Inward views are partially screened by scrub along the boundary fence and adjoining undeveloped land. This vegetation along with the site’s earth mound screens most views of the housing along Churchwell Road except for its roofline. The apartment block on Main Street is clearly visible to the right (east) within the wider view. View looks onto a busy road. The existing apartment block on Main Street is a prominent feature against the skyline but refective of established and ongoing urban change as part of the local SDRA,
The viewpoint sensitivity is Medium - viewers travelling at slow or moderate speeds through or past the affected landscape in cars or on public transport.
Visual Impacts and Effects The development’s south elevation will be visible from this location rising from the upper portion of the 2nd floor up to the 7th floor. The south elevation’s lower floors and street level frontage/planting will be buffered by the scrub within the adjoining south of the building. In the background are partial views of the building’s lower 4 and 5 storeys towards the northern boundary by Churchwell Road. The wider view provides extended views of the building’s western and eastern ends fronting onto Main Street. The development will add a new street elevation of apartment blocks into this view which will be prominent against the skyline, closing views to the north. The new blocks will be viewed as a continuation of the apartment blocks already visible along Main Street. The elevation will be slightly higher than these apartments, but the stepped design helps to break up the building’s form with the highest section towards the western end of Main Street.It will create a distinctive edge between the Belmayne housing estate and the proposed future new town centre on western end of Main Street. This is in keeping with the objectives of the Clongriffin-Belmayne Local Area Plan and Draft Belmayne & Belcamp Lane Masterplan.
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Potential views from residents within Temple View Avenue directly behind this viewpoint will in places be further filtered by the street trees along the estate’s and adjoining main road verges. Future built development on the undeveloped land’s directly south will alter the predicted views of the development, reducing its overall visibility from this point.
The magnitude of change would be Medium – Partial intrusion of the development in the view, or introduction of elements that may be prominent but not necessarily uncharacteristic in the context, resulting in change to the composition but not necessarily the character of the view or the visual amenity.
The importance of the effect is Moderate and would remain so in the Short, Medium and Long Term. Qualitatively the impact would be Neutral i.e. Scheme complements the scale, landform and pattern of the landscape(townscape)/view and maintains landscape quality. During the Construction Phase the impacts would be Medium and Adverse.
7.3 Summary of Visual Effects The following table summarises the results of the assessment of the effects of the proposed development on the visual resource. The proposed development is expected to have a temporary adverse effect on the visual resource during construction. Upon operation and into the future, the development is expected to have a neutral or beneficial long term / permanent effect on the visual resource.
Table 7: Summary of Visual Effects
VP Location Sensitivity Degree Importance and Qualitatively No. of Construction Short Medium Long Change VP Junction of Malahide Low None None None 01 Road and R139 road VP On R139 road opposite Medium Medium Medium and Moderate and Beneficial 02 Greenway entrance Adverse VP Corner of Churchwell Medium Medium Medium and Moderate and Beneficial 03 Avenue with Adverse Churchwell Road VP Northern end of Medium Medium Low and Low and Neutral 04 Churchwell Avenue Adverse
VP Northern end of Medium Low Low and Moderate and Neutral 05 Churchwell Close Adverse
VP Belmayne Park High None None None 06 VP Churchwell Road Medium Medium Medium and Moderate and Beneficial 07 Adverse
VP Main Street Low High Medium and Moderate and Beneficial 08 Adverse
VP Malahide Road by Medium Low Low and Low and Neutral 09 junction with Mayne Adverse River Avenue
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VP Roundabout on R139 Medium Medium Low and Moderate and Neutral 10 road Adverse
VP R139 road (opposite Medium Medium Medium Moderate and Neutral 11 no.43 Temple View Avenue)
8 CONCLUSION This LVIA has assessed the impact of the proposed residential development at the application site on the southwest corner of Belmayne estate, Belmayne, Dublin 13. The subject lands are zoned for residential use within the Clongriffin-Belmayne SDRA and the proposed application meets that need. A high-quality proposal has been submitted that adheres to local planning policy and has been developed with the aim of the provision of an excellent place to live. The design process has incorporated into several mitigative measures (see Section 5.5) that have contributed towards the positive conclusions reached within the assessments included in Sections 6 and 7.
Landscape Effects The predicted landscape effects on both the site and surrounding and the wider context have been assessed as ‘Beneficial’ at operation and in the long-term. The development needs to be seen cumulatively along with the wide range of other projects envisaged as part of the area Clongriffin-Belmayne LAP and Draft Belmayne-Belcamp Lane Masterplan and designed to create substantial and beneficial changes to the underdeveloped and poorly connected southwestern parts of the SDRA.
Visual Effects The predicted visual effects of the proposed development range from Low to Moderate importance depending on location.
Views of the development will be clearest from the immediate residential areas directly facing onto the development at Churchwell Road and Churchwell Crescent. As well as from passing views of pedestrian and cyclist on the greenway directly west of the development. Views of the proposed development from within the wider residential areas including within the Belmayne estate, the wider Clongriffin-Belmayne SDRA, and established suburbs are limited by the density and scale of the intervening housing and direction of view. Some fleeting roadside views will be possible but only from the nearest roads, where the development will be viewed alongside the other existing Belmayne houses/apartments. Elevated views will be possible from some higher storeys of apartments facing the development, but it will be viewed within the urban context of the Belmayne and wider landscape. A slight variation to the proposed buildings heights for this area within the above draft masterplan (c.5- 6 storeys) will include a seventh storey floor added along the building’s southern middle and southwest sections. However, this slight variation in height will not have any notable visual effects on the identified surrounding visual receptors, with the highest floors stepped up away from these receptors and next to the Main Street. Overall, the proposals will improve the existing views of undeveloped lands to a new well designed residential building and public realm. This will help visually integrate the existing buildings on the southwest edge of the Belmayne housing estate with future developments on Main Street/Belmayne Key District Centre, as intended for this area by the Clongriffin-Belmayne SDRA LAP and Draft Belmayne-Belcamp Lane masterplan
Future visual changes to the assessed views within the LVIA are likely to occur if the proposed developments on the neighbouring SDRA undeveloped lands are built out as intended. There is no timeframe or details on the types of buildings, but the development’s visibility across the local area is likely to be notably reduced by any future developments placed to the south or west of it. The exception being the nearest residential receptors with views facing directly onto the development.
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Summary The development is regarded as a beneficial change to the landscape and visual amenity of the area and in keeping with change proposed in local policy including the Clongriffin-Belmayne SDRA LAP and Draft Belmayne-Belcamp Lane masterplan and national guidelines in term of building heights.
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