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An Bord Pleanála Inspector's Report

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An Bord Pleanála Inspector's Report An Bord Pleanala Ref.: PL09.220356 An Bord Pleanála Inspector’s Report Development: The demolition of the following principal elements – eastern half of the west stand (approx. 2,740 square metres), demolition of east stand (approx. 8,130 square metres) to include the dismantling and relocation of the Queen’s Room (25 square metres) within the new Grandstand, and demolition of elements (2,094 square metres) of the front south elevation and bar, lounge, function rooms and ancillary areas at ground and first floor level primarily to the front of the existing Stand House Hotel of some 6,910 square metres and demolition of storage yard and water tower, as well as demolition of part of the west wing of the Turf Club rooms (107 square metres). The construction of a new Grandstand and ancillary facilities (approx. 27,780 square metres) consisting of basement, ground floor and four upper floors (five storeys over basement level equivalent, plus plant room overall), as well as a five storey oval element to the east, all with plant rooms at roof level. The new Grandstand primarily comprises at ground floor level; a museum (219 square metres) incorporating relocated Queen’s Room (25 square metres), 1 food court (278 square metres), 2 main tote halls (816 square metres) and bar areas (1,084 square metres), as well as entrance area within the oval element, at first floor level; a seated terrace of 1,100 seats, a members bar/lounge (132 square metres), function room (154 square metres), restaurant (269 square metres), tote hall (156 square metres), owners’ and trainers’ bar/lounge (106 square metres) as well as a main bar within oval element (769 square metres), at second floor level; a seated terrace of 860, 11 corporate boxes (411 square metres), bar/lounge (122 square metres), as well as 3 function rooms (519 square metres) within oval element, at third floor level; 20 corporate boxes (819 square metres), judges’ and stewards’ boxes (53 square metres), as well as 5 corporate boxes (461 square metres) within oval element, at fourth floor level; a reception/bar area (370 square metres), roof terrace (998 square metres), and commentary box (116 square metres) as well as banqueting hall (950 square metres) within the oval element as well as plant which is located at roof level. Ancillary uses and areas, including circulation space, toilets, kitchens, stairwell, plant, stores, ancillary offices are located at all levels. All public areas of the new Grandstand are primarily for use on race days, apart from banqueting hall, reception bar area at fourth floor level, and function rooms as well as the museum at ground floor level. Permission is also sought for the reconfigured Stand House Hotel of 821 square metres that will comprise 56 square metres of new works at ground floor level of proposed new glazed south elevation, reconfiguration of courtyard and lounge of additional 31 square metres, proposed PL09.220356A An Bord Pleanála Page 1 of 40 reconfigured new main entrance, lobby and reception to the west elevation, refurbishment of the northern elevation as well as proposed new glazed circulation, reception, store and toilets of an additional 315 square metres to the rear of the main hotel, and at first floor level will primarily comprise of an extension of the Derby Suite function room of 38 square metres, new elevation and balcony to the south elevation of additional 56 square metres, proposed extended breakfast room and balcony to the rear of additional 77 square metres, as well as proposed new link and balcony to the rear of the main hotel of additional 248 square metres, as well as ancillary elements as part of the reconfiguration of the hotel. A site compound (978 square metres), consisting of 1 ESB substation (56 square metres), switch room (35 square metres), communications room (35 square metres), and 3 satellite/outside broadcast feeds (each 42 square metres, 126 square metres overall) as well as compactor within the overall compound. A new gable wall and external steel staircase to Turf clubrooms, 2 marquee areas to the rear of the new Grandstand for use primarily on race days. The proposed Grandstand and Stand House Hotel will be accessed by way of the permitted central access point off the permitted realigned road (Reg. Ref. 04/3137). A new access is proposed off the permitted road to provide access to a new HGV parking area for broadcasting vehicles, as well as access to the car parking area to the north and east of the existing Turf Club offices. A further permitted access off the eastern part of the permitted realigned road (Reg. Ref. 04/3137) will be used to access the reconfigured car parking area to the east of the proposed development. Parking to serve the development on non-race days will be in the form of 34 car parking spaces to the immediate north of the Grandstand, the marking of 110 car parking spaces on the existing hard standing car parking area to the north of the Stand House Hotel, the marking and surfacing of 190 car parking spaces on the existing hard standing car parking area to the north and east of the Turf Club Offices, as well as the reconfiguration of the existing 199 car parking spaces to provide 65 car parking spaces within the car parking area to the east of the proposed development. New pedestrian accesses, including new entrance plaza and pedestrian walkway into the overall development from the east, site development and landscape and ancillary works, all on a site of 10.6 hectares at the Curragh Racecourse, The Curragh, Co. Kildare. Planning Application Planning Authority: Kildare County Council Planning Authority Reg. Ref.: 06/0400 Applicant: The Trustees of the Turf Club. Type of Application: Permission Planning Authority Decision: To grant permission PL09.220356A An Bord Pleanála Page 2 of 40 Planning Appeal Appellant: 1. The Trustees of the Turf Club 2. Friends of the Curragh Environment Type of Appeal: First and Third Party Date of Site Inspection: 01/10/07 Inspector: Andrew Boyle PL09.220356A An Bord Pleanála Page 3 of 40 INTRODUCTION Gillian Kane, Planning Inspector, originally reported on this proposed development. She recommended the seeking of further information pursuant to Section 132 of the Planning and Development Act, 2000. Her report, modified to take account of the withdrawal of one of the original appellants, Geraldine McCann, the withdrawal of a referral to the Board, under RL2366, and with other non-substantive alterations, follows up to Page 27. SITE LOCATION AND DESCRIPTION The subject site is located at the Curragh Racecourse in Co. Kildare. It is located along the northern edge of the Curragh Plains, which is a proposed Natural Heritage Area (pNHA). Pollardstown Fen, which is a Special Area of Conservation, is located approximately 2 km north of the subject site. The Curragh Racecourse has been the subject of a number of planning applications. That part of the racecourse, which is the subject of this appeal, is located within the centre of the racecourse, namely the Grandstand, which is bounded to the north by the existing R413 (to be realigned) and to the south by the actual racing flat. In addition, the subject site covers the existing Stand House Hotel, which is due north of the existing Grandstand, and which fronts onto the existing R413. To the north of the Stand House Hotel is an undeveloped greenfield site, currently used for sheep grazing. Work is complete on the realignment of the R413. PROPOSED DEVELOPMENT Planning permission was sought for development comprising the demolition of part of the Grandstand, including the dismantling and relocation of the Queen’s Room and the construction of a new Grandstand. The new Grandstand would comprise a museum, food court; tote halls, bar/lounge areas, seating areas, function rooms, restaurant, corporate boxes and judging areas. The proposal also involves a reconfiguration of the Stand House Hotel, a site compound, two marquee areas, a new access from the recently permitted realigned R413, reconfigured parking areas and a new entrance plaza and pedestrian walkway. The overall floor area of development is c.26, 601 square metres. The application was accompanied by an EIS prepared by RPS Planning and Environment Consultants. PLANNING AUTHORITY REPORTS The following technical reports are on file: • Area Engineer: no objections. • Environment Section: no objection subject to 13 conditions. • Water Services: Previous water services conditions under 04/3072 shall apply. PL09.220356A An Bord Pleanála Page 4 of 40 • Environmental Health Officer: Further Information required. There is a limit to the range of catering that may be carried out, given the existing size of the kitchen in the Stand House Hotel. It is recommended that the applicants contact the Council regarding this and other requirements of food hygiene legislation. • Roads Department: No objection subject to 11 conditions. • Roads Design: No objection subject to 11 conditions. • Conservation Officer: “I note that this EIS has been reported on previously by Planning Consultants. If a grant of permission is recommended mitigation measures to existing architectural heritage should be carried out in accordance with conservation best practice and in accordance with DoEHLG guidelines. This is to protect the architectural heritage character of the Curragh Grandstands, their curtilage and attendant grounds. In particular the remnants of 1851 Victorian Stand House should be surveyed, recorded and relocated as recommended in the Consultants EIS.” • National Roads Design Office: Section 12.2, Page 139 of the EIS confirms proposed increase of capacity from 30,000 to 50,000. 12.11 confirms that assessment does not take into account the race day traffic. I consider that the TIA should take into account race day traffic in order to properly assess the impact.
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