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Draft Fingal County Development Plan 2017-2023

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Draft Fingal County Development Plan 2017-2023 DRAFT FINGAL COUNTY DEVELOPMENT PLAN 2017-2023 SUBMISSION RELATING TO FORMER PHOENIX PARK RACECOURSE & ADJOINING LANDS, CASTLEKNOCK, DUBLIN 15 PART A: FORMER RACECOURSE - LANDS SOUTH OF THE N3 PART B: RAILWAY SITE - LANDS NORTH OF THE N3 On behalf of: FLYNN & O’FLAHERTY CONSTRUCTION April 2016 1.0 INTRODUCTION 1.1 Purpose of Submission On behalf of Flynn & O’Flaherty Construction (hereafter F&OF) the following submission to the proposed Draft Fingal County Development Plan 2017-2023 is made in respect of the former Phoenix Park Racecourse and adjoining lands, Castleknock, Dublin 15. The purpose of the current submission is to identify the policies and objectives of the Draft Fingal Development Plan that relate to the F&FO’F lands at the former Phoenix Park Racecourse and north of the N3 and to suggest “Amendments” that will facilitate the ongoing development of the lands over period 2017-2023 and beyond. 1.2 Lands Subject of this Submission Figure 1 identifies the location and extent of the F&OF lands. The overall F&OF land holding comprises 42.8ha. The F&O’F lands are described in detail within Section 2.0 to 4.0 below. However, for clarity and to reflect their very different planning considerations, this submission divides the lands into two parts as follows: - PART A: Former Phoenix Park Racecourse – Lands south of the N3 - 37.9ha. PART B: Railway Site – Lands north of the N3 – 4.9ha. (This area is part of the lands referred to in the Draft Development Plan as the “Navan Road Parkway” Local Area Plan lands). 2 2.0 SUBJECT LANDS - OVERVIEW The development of the former Phoenix Park Racecourse (PPR) has been ongoing since 2004. The original planning permission granted was granted under F02A/1255 (Bord Ref: PL06F.202469) and provided a comprehensive masterplan, based on the Phoenix Park Former Racecourse and Adjacent Lands Action Area Plan 2000, to guide the future development of the lands. The permission included 2310 residential units (townhouses and apartments), 2no. local service centres and a site reserved for a primary school. The development proposed included the large 7.1ha public park. As required by the Action Area Plan 2000 the development also provided for the delivery of significant infrastructure and public transport gains. In particular, the new Navan Road Parkway railway station was facilitated and paid for by F&OF. The railway station opened in January 2008. The facility includes a surface car park which is retained by F&OF. F&OF also constructed and funded the new grade separated junction on the N3. This junction provides access to the railway station/ car park. It will also provide access to the PPR lands to the south of the N3 when the internal road within the PPR site is connected to this junction. The zoning based on the Action Area Plan 2000 provided for a large public park as part of the masterplan. The location of the park was decided by the Council to mitigate the perceived impact of the loss of the racecourse lands and to provide a “visual break” when viewed from the N3. Lands zoned as open space in the original Action Area Plan were also allocated for active open space and 7 acres were transferred to St. Brigid’s GAA Club. These lands (outlined below) are now part of the GAA club complex and include an all-weather full size GAA pitch as well as other grass pitch areas. The main elements of the development areas south and north of the N3 respectively are described below and illustrated on Figure 1, as follows:- Former Phoenix Park Racecourse – Lands South of the N3 (Part A) 1. Cedarhurst / Millrace Apartments & Houses (Phase 1 - Complete) 2. Fairhaven Housing (Phase 2 – Under Construction) 3. Remainder of lands (Permission Granted/ Undeveloped). Railway Site - Lands North of the N3 (Part B) 4. Railway Station Site (western portion) 5. Attenuation Areas (central portion) 6. Ashtown Business Centre (eastern portion). 3 4 5 3 6 1 2 Submission to Draft Fingal Development Plan 2017 - 2023 4 Figure 1 Site Location and Context 3.0 FORMER PHOENIX PARK RACECOURSE – LANDS SOUTH OF THE N3 (PART A) For the purposes of this submission, the main PPR site (i.e. lands to the south of the N3) is divided into three parcels as described below. 3.1 Cedarhurst / Millrace Apartments (Phase 1 - Complete) Development on the lands within the former Phoenix Park Racecourse which was completed prior to the property collapse of 2008/09 comprised 546 residential units within what can be referred to as the Phase 1 development. It includes the following addresses:- 1 - 9 Phoenix Park Avenue 1 - 8 Surehaven Lawn 1 - 17 Surehaven Road 1 - 77 Rosanule 1 - 75 Glenesky Square 1 - 60 Cloonlara Sqaure 1 - 24 Phoenix Park Way 1 - 38 Millrace Court 1 - 16 Cedarhurst Green 1 - 6 Millrace Lawn 1 -53 Cedarhusrt Road 1 - 147 Millrace Road 149 - 164 Millrace Road This area also includes the as yet undeveloped sites adjacent to the Castleknock Road/ Ashtown Roundabout which includes the Arnott House site. 3.2 Fairhaven Housing (Phase 2 – Under Construction) The site is currently active with housing construction having recommenced in 2014 with the Fairhaven housing development. The original PPR site did not include a 4 acre site on the Castleknock Road which was occupied by a Garden Centre. However, this site was subsequently acquired and integrated into the overall Fairhaven development which is under construction. Since development has recommenced on the site, inexcess of 70 of 140no. units are complete / under construction within the predominantly own door housing development. In excess of 40 of the units are sold and occupied. A recent permission has increased the number of units in this area to 161 units. A further permission to complete the area immediately on the right hand side of the Castleknock Road entrance into the site will be submitted in the immediate future. The 5 undeveloped lands to the east of the Castleknock Road entrance will also be the subject of an application in the near future. 3.3 Remainder of Lands (Permission Granted/ Undeveloped) The remainder of the PPR lands (c. 23.8 ha) are undeveloped. Permission exists for the development of all of these lands for a mix of residential, commercial, hotel and community uses all accessed from a central route, Phoenix Park Avenue, connecting the Castleknock Road access with the N3 interchange. The principle permissions are Reg. Refs. F02A/1255 (the parent permission) and F08A/1292 (the ‘Park Village’ permission) and these permissions extend until August 2018. Under the original parent permission residential development is permitted in the form of housing units along the southern boundary of the lands and adjoining the established Chesterfield and Deerpark developments further to the south. In addition a series of apartment blocks are permitted within a central spine through the middle of the site and south of the proposed large public park. The permitted Park Village development is located along the south western and western boundary of the large public park and comprises 9no. urban blocks incorporating a mix of residential, hotel, retail/ commercial, medical and restaurant units and community facilities. The lands further to the west of the Phoenix Park Avenue/ N3 interchange access were identified for residential development. To date approximately one third of the large central public park (totalling c.7.1 ha) has been partly levelled and planted at the eastern end adjacent to the Phase 1 apartments. As currently permitted the central public park defines the northern boundary of the permitted residential development and the northern and eastern boundaries of the Park Village developments. Permission was also granted to the Minister of Education & Science in April 2008 for the development of an 8 classroom primary school on the western boundary of the lands adjoining the St. Brigid’s GAA grounds (Reg. Ref. F08A/0137). The new primary school was permitted on a site of 1.23 ha with an access road provided directly from the N3 interchange. This permission expired in 2013. 6 4.0 RAILWAY SITE - LANDS NORTH OF THE N3 (PART B) The narrow strip of land between the N3 and the railway line and within the ownership of F&O’F has an area of 4.9 hectares. For description and land use planning purposes, it can be treated as 3 separate areas as described below. 4.1 Railway Station Site (Western Portion) Development on the lands to the north of the N3 includes the new railway station and associated car park which was developed by F&O’F (0.6ha). A further area (c.1ha) of undeveloped lands is located directly to the west. These lands are accessible from the N3 Interchange built by F&OF as part of the overall development and connected to the main body of the former Phoenix Park Recourse site by the overbridge. Photo 1: Railway Station Site North of the N3 4.2 Attenuation Areas (Central Portion) This strip of land (2ha) includes attenuation ponds which were permitted as part of the overall PPR development. They have no further development potential apart from visual amenity and habitat enhancement. 7 4.3 Ashtown Business Centre Site (Eastern Portion) The eastern end of the northern lands includes a development site (c.1.3ha) located to the west of the entrance to the Ashtown Business Centre. These lands are accessible from the N3, are physically and functionally separated from the railway station and are available for development. Photo 2: Attenuation Areas and Ashtown Business Centre Site 8 5.0 F&O’F PROPOSALS FOR THE COMPLETION OF THE SITE Development on the F&O’F lands north and south of the N3 slowed after 2008 but recommenced in 2014 with the Fairhaven scheme which is currently ongoing.
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