SHD – Cornamagh, Clonbrusk and Coosan, Athlone - EIAR 180816A – EIAR – 2020.06.22 - F

SHD – Cornamagh, Clonbrusk and Coosan, Athlone - EIAR 180816a – EIAR – 2020.06.22 - F

2. BACKGROUND TO THE PROPOSED DEVELOPMENT

2.1 Site of Development

2.1.1 Site Location

The site area comprises 15.615ha of land located within the townlands of Cornamagh and Clonbrusk, Athlone, Co. Westmeath. The proposed site is located within the northern suburbs of Athlone, some 2km from the town centre. It is located on the Coosan Road, which acts as a local distributor road linking the N55 (Athlone to Ballymahon/Cavan road) in the east and the Hillquarter/Castlequarter Road (L1482) in the west. A site location map and aerial imagery are provided as Figures 2-1 and 2-2 respectively.

2.1.2 Site Description

The site area for the current planning application measures 15.615ha. The proposed site is predominantly being used as agricultural/greenfield land. The site in question has proposed Low to Medium Density Residential and Open Space zoned lands under the Athlone Town Development Plan 2014-2020. An existing access dirt road is located between the two existing residential estates of Churchfields and Church Hills which are situated adjacent to the lands in question.

With regard to the topography of the site, the lands are gently undulating throughout, however this is combined with a more hilly topography which rises from east to west along the road frontage. A number of overhead lines traverse the site including an ESB 38kV overhead electricity supply line running across the site in parallel to the road. There are no protected structures or archaeological monuments located within the application site.

The lands are located in the vicinity of a number of Natura 2000 designations (European Ecologically designated sites). The site is located approximately 1.0 kilometres south of the Lough Ree Special Area of Conservation and Special Protection Area, approximately 2 kilometres to the northeast of the River Shannon Callows Special Area of Conservation and Middle Shannon Callows Special Protection Area. In this regard, an Appropriate Assessment Screening may be required to eliminate any possible effects on the habitats or species of the Natura 2000 sites.

2.2 Planning History

A review of the Westmeath County Council online map-based planning search indicates that there have been a number of planning applications on the subject lands, most notably the following development proposal:

Pl Ref. No.: 063244; ABP Ref PL.34.224398 Applicant: Rhombus Property Developments Ltd Development: Permission for construction of 106 Residential units and 1 no Creche facility Consisting of, 1 no 3 Bedroom Detached house, 1 no 5 Bedroom detached house, 21 no 4 & 5 bedroom semi-detached houses, 14 No 1 bedroom duplex units, 14 no 3 bedroom duplex units, 1 no 1 bedroom apartment, 49 no 2 bedroom apartments, 5 no 3 bedroom apartments, 1 no creche facility (262.60m2) together with connection to services and ancillary site works Decision: Permission granted on 27/02/2008 subject to 14 no. planning conditions.

2-1 Map Legend

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Project Title Cornamagh SHD Drawn By Checked By EC MW Project No. Drawing No. 180816a Figure 2-1 Scale Date 16.06.2020

MKO Planning and Environmental Consultants Tuam Road, Galway Ireland, H91 VW84 +353 (0) 91 735611 email:[email protected] Website: ww.mkoireland.ie Map Legend

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Project Title Cornamagh SHD Drawn By Checked By EC MW Project No. Drawing No. 180816a Figure 2-2 Scale Date 16.06.2020

MKO Planning and Environmental Consultants Tuam Road, Galway Ireland, H91 VW84 +353 (0) 91 735611 email:[email protected] Website: ww.mkoireland.ie SHD – Cornamagh, Clonbrusk and Coosan, Athlone - EIAR 180816a – EIAR – 2020.06.22 - F

In deciding not to accept the Inspector's recommendation to refuse permission, the Board had regard to the revised proposals submitted on appeal and considered the proposed development acceptable in terms of design within the landscape of this residential area and would not be visually obtrusive.

Pl Ref. No: 063091 Applicant: Diamond Developments Development: construction of 62 residential dwellings, connection to services and ancillary site works. This application includes the following amendments to previous application 01/1019 and subsequent An Bord Pleanála decisions PL 25130394. 1) Minor changes to house internal layouts and elevations, 2) general floor level adjustments 3) foul and storm drainage re-alignment 4) entrance wall and railing details Decision: Further Information was requested on the 19/07/2006 however no further correspondence is documented.

Pl Ref. No: 00810763 Applicant: D. Dougan Development: 71 Houses Decision: Permission granted on the 07/12/2001 subject to 51 Conditions

2.2.1 Planning Applications lodged within the vicinity of the application site

A comprehensive review of the Westmeath Council planning register documented relevant general development planning applications within the vicinity of the proposed works. The following developments have been included in the context of the cumulative assessment.

Residential Development – Clonbrusk, Coosan, Athlone – Pl. Ref 03811290 Regional Developments Ltd. applied to Westmeath County Council for planning permission for development of 50 no. dwellings, 2 no. apartments and 1 no. creche including service roads, parking, public open space and all associated site works. Permission was granted on the 15/07/2004 subject to 26 no. conditions. This development did not commence. The site adjoins the proposed development to west.

Residential Development – Clonbrusk, Coosan, Athlone – Pl. Ref 01811164

Kevin King applied to Westmeath County Council for planning permission for development of 31 no. dwelling houses, connecting to public services, providing new site entrance and access roads including all ancillary site works. Permission was granted by Westmeath County Council on the 30/12/2002 subject to 42 no. conditions. A third-party appeal was lodged with An Bord Pleanála on the 02/09/2002 however this was withdrawn on the 30/12/2002. The development commenced on the 14/07/2003. The site adjoins the proposed development to the west.

Residential Development – Moran, Cornamagh, Athlone – Pl. Ref 80810516

Joseph Moran applied to Westmeath County Council for planning permission for 49 Houses. Permission was granted on the 21/08/1980. The site adjoins the proposed development to the east.

Residential Development – Drumacon, Cornamaddy, Athlone– Pl. Ref 147103

Parana Properties Ltd. applied to Westmeath County Council for planning permission for 98 no. new dwellings to include 11 4/5 bedroom detached houses, 28 no. 4/5 bed semi-detached houses, 8 no. 3 bedroom detached houses, 34 no. 3 bedroom semi-detached houses, 8 no. 2/3 bedroom terraced houses, 3 no. 2 bedroom houses and 6 no. 2 bedroom bungalow houses. The development is to include the provision of all associated site development works including road networks, services, landscaping and boundary treatments. Permission was granted on the 02/04/2015 subject to 17 no. conditions. A third- party appeal was submiited to An Bord Pleanála. Permission was granted on the 20/12/2002 subject to 9

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no. amended conditions. The site is located approximately 600m to the east of the proposed development.

Residential/Mixed use Development – Cornamaddy, Athlone – Pl. Ref 073123

McInerney Homes Ltd. applied to Westmeath County Council for 1 primary school, 184 no. residential units, associated site works and landscaping to circa 10.4 ha. Permission was granted on the on the 01/05/2008 subject to 17 no. conditions. The site is located approximately 550m to the east of the proposed site

Residential Development – Cornamaddy, Athlone – Pl. Ref 063087

McInerney Homes Ltd. applied to Westmeath County Council for 94 residential units, associated site works and landscaping to circa 4.71 ha. Permission was granted on the on the 27/09/2006 subject to 35 no. conditions. A third-party submission lodged with An Bord Pleanála was withdrawn on the 23/11/2006. The site is located approximately 540m north east from the proposed site.

Residential Development – Clonbrusk, Coosan Link Road, Athlone – Pl. Ref 073067

Mr. Ollie Kenny applied to Westmeath County Council to construct 83 no. residential units ancillary site works and all associated site works. Permission was granted on the 24/01/2008 subject to 18 no. conditions. A third-party appeal was lodged and subsequently withdrawn with An Bord Pleanála on the 30/05/2008. The site is located approximately 520m south west of the proposed site.

2.3 Strategic Planning Context

2.3.1 National Planning Policy Context

2.3.1.1 National Planning Framework The Department of Housing, Planning, Community and Local Government recently published the National Planning Framework (NPF) entitled Ireland 2040 to succeed the National Spatial Strategy. The NPF comprises the Government’s proposed long-term strategic planning framework to guide national, regional and local planning and investment decisions over the next 25 years. The NPF is a high-level document which provides a framework for future development and investment in Ireland, providing a long-term and place-based aspect to public policy and investment, and aiming to coordinate sectoral areas such as housing, jobs, transport, education, health, environment, energy and communications, into an overall coherent strategy.

Within the NPF Athlone has been designated to fulfil the role as a regional centre within the midlands. Furthermore, due to strategic location and scale of population, employment and services, Athlone has an influence that extends to part of all three Regional Assembly areas. The NPF also notes that given the importance of regional interdependencies, it will be necessary to prepare a co-ordinated strategy for Athlone at both regional and town level, to ensure that the town and environs has the capacity to grow sustainably and to secure investment, as the key regional centre in the Midlands. The NPF has a number of directly relevant national policy objectives that articulate delivering on a compact urban growth programme. These include:

NPO 2b recognises the regional role of Athlone to the midlands NPO 4 relating to attractive, well-designed liveable neighbourhoods; NPO 5 relating to sufficient scale and quality of urban development; NPO 6 relating to increased residential population and employment in urban areas; NPO 7 strengthening Ireland’s overall urban structure, specifically referencing Athlone in the Midlands.

Furthermore, the following pertinent objectives are noted:

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National Policy Objective 3a

Deliver at least 40% of all new homes nationally, within the built-up footprint of existing settlements.

National Policy Objective 32

To target the delivery of 550,000 additional households to 2040.

Central to meeting Objective 32 is guiding the delivery of future housing. In that vein the NPF sets out a range of national core principles, including:

National core principles are set out to guide the delivery of future housing, at every level of governance: ▪ Ensure a high standard quality of life to future residents as well as environmentally and socially sustainable housing and placemaking through integrated planning and consistently excellent design. ▪ Allow for choice in housing location, type, tenure and accommodation in responding to need. ▪ Prioritise the location of new housing provision in existing settlements as a means to maximising a better quality of life for people through accessing services, ensuring a more efficient use of land and allowing for greater integration with existing infrastructure.

Tailor the scale and nature of future housing provision to the size and type of settlement where it is planned to be located.

National Policy Objective 33

The provision of new homes at locations that can support sustainable development and at an appropriate scale of provision relative to location.

National Policy Objective 34

Support the provision of lifetime adaptable homes that can accommodate the changing needs of a household over time.

The NPF calls for higher densities to avoid urban sprawl: “Historically, low-density housing development has been a feature of Ireland’s housing landscape in cities, towns, villages and the countryside. To avoid urban sprawl and the pressure that it puts on both the environment and infrastructure demands, increased residential densities are required in our urban areas.” The relevant National Policy Objective in relation to density states:

National Policy Objective 35

Increase residential density in settlements, through a range of measures including reductions in vacancy, re-use of existing buildings, infill development schemes, area or site-based regeneration and increased building heights.

In creating successful communities, National Policy Objective 4 states:

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National Policy Objective 4

Ensure the creation of attractive, liveable, well designed, high quality urban places that are home to diverse and integrated communities that enjoy a high quality of life and well-being

The NPF gives significant weight to quality of life and in that vein states “place is intrinsic to achieving good quality of life - the quality of our immediate environment, our ability to access services and amenities, such as education and healthcare, shops and parks, the leisure and social interactions available to us and the prospect of securing employment, all combine to make a real difference to people’s lives.”

National Policy Objective 27

Ensure the integration of safe and convenient alternatives to the car into the design of our communities, by prioritising walking and cycling accessibility to both existing and proposed developments and integrating physical activity facilities for all ages

2.3.1.2 Planning Policy Statement 2015

The Department of Environment, Community and Local Government’s (DECLG) Planning Policy Statement 2015 encourages Planning Authorities to engage in active land management by leading and managing the development process and ensuring that land zoned for development actually comes into use in accordance with Development Plan policy and in tandem with supporting infrastructure. The policy statement acknowledges that creating a consolidated urban form fosters the development of compact neighbourhoods and a critical mass which contributes to the viability of economic, social, and transport infrastructure.

2.3.1.3 Design Manual for Urban Roads and Streets (DMURS) 2013

Design Manual for Urban Roads and Streets1 (DMURS) was published by the Department of Transport, Tourism and Sport and the Department of Environment, Community and Local Government in April 2013. DMURS provides guidance relating to the design of urban roads and streets. DMURS encourages designers to give due consideration to creating a ‘sense of place’ which is of core significance to the creation of safe and more integrated street designs. The guidance document notes that four interlinked characteristics influence the sense of place within a street, including:

Connectivity: The creation of vibrant and active places requires pedestrian activity. This in turn requires walkable street networks that can be easily navigated and are well connected. Enclosure: A sense of enclosure spatially defines streets and creates a more intimate and supervised environment. A sense of enclosure is achieved by orientating buildings toward the street and placing them along its edge. The use of street trees can also enhance the feeling of enclosure. Active Edge: An active frontage enlivens the edge of the street creating a more interesting and engaging environment. An active frontage is achieved with frequent entrances and openings that ensure the street is overlooked and generate pedestrian activity as people come and go from buildings. Pedestrian Activity/Facilities: The sense of intimacy, interest and overlooking that is created by a street that is enclosed and lined with active frontages enhances a pedestrian’s feeling of security and well-being. Good pedestrian facilities (such as wide footpaths and well-designed crossings) also make walking a more convenient and pleasurable experience that will further encourage pedestrian activity.

1 Available on: http://www.housing.gov.ie/sites/default/files/migrated- files/en/Publications/DevelopmentandHousing/Planning/FileDownLoad%2C32672%2Cen.pdf

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The DMURS guidance emphasises that these four characteristics represent the basic measures that should be established in order to create people friendly streets that facilitate more sustainable neighbourhoods.

2.3.1.4 Urban Development and Building Height Guidelines for Planning Authorities (December 2018)

These guidelines, published by the Minister under Section 28 of the Planning and Development Act 2000 (as amended), are intended to set out national planning policy guidelines on building heights in relation to urban areas, building from the strategic policy framework set out in Project Ireland 2040 and the National Planning Framework.

Traditional building heights in most urban areas in Ireland vary somewhat within a limited and generally low-rise range. To meet the needs of a growing population and to limit the expansion of urban areas outwards, planning policy requires more focus on building up urban infill sites and either reusing or redeveloping existing sites and buildings that may not be in the optimal usage.

2.3.1.5 Sustainable Urban Housing: Design Standards for New Apartments Guidelines for Planning Authorities 2018

The DECLG published the Sustainable Urban Housing: Design Standards for New Apartments Guidelines for Planning Authorities 2in March 2018. The new guidelines are the result of an updating of previous Departmental guidelines published in 2015 and have been prepared, taking account of up-to- date evidence of projected future housing demand, the overall policy context of Rebuilding Ireland and the National Planning Framework, as well as circumstances prevailing in the housing market.

The focus of this guidance is on the apartment building itself and on the individual units within it. The 2018 guidelines specify planning policy requirements for:

General locational consideration; Apartment mix within apartment schemes; Internal space standards for different types of apartments; Dual aspect ratios; Floor to ceiling height; Apartments to stair/lift core ratios; Storage spaces; Amenity spaces including balconies/patios; Car parking; and Room dimensions for certain rooms

2.3.1.6 Guidelines for Planning Authorities on The Planning System and Flood Risk Management (November 2009)

The Planning System and Flood Risk Management Guidelines were published by the Minister for the Environment, Heritage & Local Government in November 2009 under Section 28 of the Planning & Development Act 2000 (as amended). The Guidelines require the planning system at all levels to avoid development in areas at risk of flooding, particularly floodplains, unless there are proven wider sustainability grounds that justify appropriate development and where the flood risk can be reduced or managed to an acceptable level without increasing flood risk elsewhere; adopt a sequential approach to flood risk management when assessing the location for new development based on avoidance, reduction and mitigation of flood risk; and incorporate flood risk assessment into the process of making decisions on planning applications and planning appeals.

2 Available on: http://www.housing.gov.ie/sites/default/files/publications/files/design_standards_for_new_apartments_- _guidelines_for_planning_authorities_2018.pdf

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The purpose of the Guidelines is to introduce “comprehensive mechanisms for the incorporation of flood risk identification, assessment and management into the planning process.” The document goes on to state that:

“Planning authorities will ensure that only developments consistent with the overall policy and technical approaches of these Guidelines will be approved and permission will be refused where flood issues have not been, or cannot be, addressed successfully and where the presence of unacceptable residual flood risks to the development, its occupants or users and adjoining property remains.”

The Guidelines introduce comprehensive mechanisms for the incorporation of flood risk identification, assessment and management into the planning process. The guidelines require the planning system to:

Avoid development in areas at risk of flooding unless proven wider sustainable development grounds and risk can be mitigated without increasing risk elsewhere. Adopt a sequential approach to flood risk management for new development location based on avoidance, reduction and mitigation of flood risk. Incorporate flood risk assessment into decision making on planning applications.

2.3.1.7 Childcare Facilities Guidelines for Planning Authorities (2001)

In all new housing areas over 75 units, the provision of one childcare facility with a minimum of 20 childcare spaces is required, in line with the Ministerial Guidelines for Planning Authorities on Childcare Facilities (DECLG 2001) and to create sustainable residential neighbourhoods. With regard to larger housing developments, Section 2.4 of the guidelines state planning authorities should require the provision of at least one childcare facility for new housing areas unless there are significant reasons to the contrary. Appendix 1-1 of the Guidelines sets out general standards and minimum floors areas for proposed childcare facilities.

2.3.1.8 Draft Regional Spatial and Economic Strategy (Eastern & Midland Regional Assembly)

The Draft Regional Spatial and Economic Strategy for the Eastern and Midland Region has recently been published for public consultation. The preferred spatial strategy for the Eastern and Midland draft RSES promotes the consolidation of Dublin plus the Regional Growth Centres of Athlone, Dundalk and Drogheda, supported by planned focused growth of a limited number of self-sustaining settlements that have the assets and capacity to grow in a sustainable manner while minimising impacts on the receiving environment. Due to its location the town also has an intra-regional functional aspect for the Northern and Western Region as part of the functional urban area extends into County Roscommon. Athlone’s central and accessible location nationally at a key nodal point between Dublin and Galway and at a principal crossing point on the River Shannon further enhances its role and potential. In order to enhance co-ordination of development in Athlone where the town and its environs lie within the combined functional area of two Local Authorities, the preparation and adoption of a Joint Urban Area Plan (UAP) shall be a priority for Westmeath County Council and Roscommon County Council following the adoption of the RSES. This will provide a coordinated planning framework to identify and deliver strategic sites and regeneration areas so that a minimum of 30% compact growth can be achieved. It will require a focused approach and coordinated action amongst Local Authorities and other agencies.

The Draft RSES notes that the availability of zoned and serviced lands within the existing town boundary in the key development areas of Lissywollen, Cornamagh, Cornamaddy, Monksland, and Monksland/Bealnamulla provide for future residential development to serve the town’s growth. The vision provided for in the draft RSES is that Athlone will act as the lead town for future development in the Midlands to become a Regional Growth Centre with a population target in the Region of 30,000 by 2031.

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2.3.2 Local Planning Policy Context

2.3.2.1 Westmeath County Council Development Plan 2014-2020

The Westmeath County Development Plan 2014-2020 (WCDP) came into effect on 18th February 2014. The WCDP includes a Core Strategy and Settlement Strategy that notes the need to accommodate continued population growth, in line with the county’s designation as a ‘Gateway’ in a sustainable manner.

The strategic goals of the WCDP include the following:

To ensure that, the future spatial development of Westmeath is in accordance with higher level plans including National and Regional Spatial Policy including national policy guidance issued under Section 28 of the Planning and Development Acts 2000 as amended Prioritise sustainable development in the Linked Gateway towns of Athlone and Mullingar, in line with National and Regional Public Provisions. To monitor and review development trends in the context of zoned residential land, having regard to the ambitious growth targets which have been set for the Gateway Towns, but which are dependent upon strong economic recovery.

Section 4.7 of the WCDP relates to ‘Residential Development Policies & Objectives’. This sets out the vision for the residential sector in County Westmeath.

Policy 4.7 Residential Development Policies & Objectives sets out to:

Ensure that settlements grow in a manner that is self-sustaining with sufficient social and economic infrastructure, and to scale which aligns with the Settlement Hierarchy prescribed in the Core Strategy. Ensure as far as possible that ‘greenfield’ housing development takes place on the basis of comprehensive Action Area Plans prepared on the basis of the foregoing policies and objectives. To promote social inclusion by encouraging the provision of community facilities and in particular child care facilities in new and established residential areas. To promote social integration and inclusion by having a range of house types and sizes, tenures and age groups located in established and new communities, to enable residents to integrate and create a sense of belonging and permanency

2.3.2.2 Athlone Town Development Plan 2014-2020

The current statutory policy document for the subject lands is the Athlone Town Development Plan 2014-2020 (ATDP). The plan is generally supportive of high quality residential development provided they adhere to the sustainable development and proper planning of the area and several objectives and policies support this.

The Residential zoning on the subject lands extends to approximately 25 acres and the relevant objective from the ATDP is as follows:

O-LZ1: To provide for residential development, associated services and to protect and improve residential amenity. The priority of the Plan is to improve the quality of existing residential areas and to protect their amenities and to strengthen the provision of local community services and amenity. In both new and established residential areas, a range of uses will be permitted in principle, in addition to housing, which has the potential to strengthen communities and encourage the enjoyment of residential amenity. Such uses may include local shops, crèches, schools, nursing homes, open space and recreation facilities. These may be permitted provided they are appropriate in scale and do not unduly interfere with the predominant residential land use.

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2.3.2.3 Cornamagh Local Area Plan 2009

The subject lands are located within the study area of the Cornamagh Local Area Plan 2009 (LAP). The LAP establishes the framework within which the provision of housing, services, transport links, employment and supporting infrastructure and development are appropriately coordinated to create sustainable urban extensions and develop communities. The plan lapsed in 2015 and it is our understanding that Westmeath County Council have no immediate plans to replace the LAP.

2.4 Alternatives

2.4.1 Introduction

Article 5 of the Environmental Impact Assessment (EIA) Directive as amended by Directive 2014/52/EU states that the information provided in an Environmental Impact Assessment Report (EIAR) should include a description of the reasonable alternatives studied by the developer, which are relevant to the project and its specific characteristics, and an indication of the main reasons for the final choice, taking into account the environmental effects. The consideration of alternatives typically refers to alternative sites, designs and processes.

This section of the EIAR contains a description of the alternatives that were considered for the proposed development, in terms of design and site layout.

The consideration of alternatives is an effective means of avoiding environmental impacts. As set out in the ‘Draft Guidelines on The Information to be Contained in Environmental Impact Assessment Reports’ (EPA, 2017), the presentation and consideration of reasonable alternatives investigated is an important part of the overall EIA process.

2.4.2 Alternative Sites

The vast majority of the site is zoned for Low to Medium Density Residential with a small section zoned Open Space development within the Athlone Town Development Plan 2014-2020. As such consideration of alternative sites for the construction of residential units proposed in this development was not considered necessary. It is considered that the proposed site is the only suitably zoned site available to the applicant for the proposed development. During the design process for the proposed development several iterations of the site layout and alternative designs were considered. This planning application demonstrates that the subject site and the surrounding area have the environmental capacity to accommodate the proposed development without any significant risk of impact upon environmental sensitivities due to the site location.

2.4.3 Alternative Layouts

This section provides an overview of how the proposed development has evolved to date. The design process was an iterative process, where findings at each stage of the assessment were used to further refine the design, always with the intention of minimising the potential for environmental impacts.

Alternative Layout 1

Iteration 1 shown below is the scheme submitted at stage one, which was the subject of opinions/revisions issued within the design team.

The layout comprises 407 no. dwellings consisting of: 87 no. 1 and 2 bedroom apartments 60 no. own door duplex units 10 no. 2 bedroom houses 210 no. 3 bedroom houses 40 no. 4 bedroom houses

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Area A is set out with the open space increased in line with the Local Area Plan with the introduction of apartment blocks C & D adjacent to it. The main body of the site is set out around the central open space with streets leading off it creating links to the smaller pocket parks providing opportunities for social interaction. Area B contains a reduced number of duplex units, redesign of the housing cells and the introduction of a crèche on the eastern boundary. The housing cells wrap around the open space which allows for passive surveillance from all sides.

Figure 3: Site Layout as originally submitted during Stage 1

Alternative Layout 2

Alternative layout 2 shown below is the scheme during redesign after stage one feedback, which was the subject of opinions/revisions issued within the design team before Stage 2 submission.

The layout comprises 415 no. dwellings consisting of: 87 no. 1 and 2 bedroom apartments 5 no. 3 bedroom apartments 70 no. own door duplex units 10 no. 2 bedroom houses 203 no. 3 bedroom houses 40 no. 4 bedroom houses

Area A requires more consideration creating entrances off the Coosan Road into the site for pedestrians. Area B has seen the introduction of further apartments and duplex units with a view to meeting the density requirements. Issues linking the scheme around the central open space have been reviewed and addressed in terms of frontage, major/minor roads, open spaces and the north-south link road connecting the Coosan road to the new local distributer road.

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Figure 4: Site Layout during design development before Stage 2 submission

Alternative Layout 3

Alternative Layout 3 shown below is the scheme during redesign for Stage 2 submission, which was the subject of opinions/revisions issued within the design team before Stage 2 submission.

The layout comprises 416 no. dwellings consisting of: 114 no. 1 and 2 bedroom apartments 2 no. 3 bedroom apartments 55 no. own door duplex units 5 no. 2 bedroom houses 211 no. 3 bedroom houses 29 no. 4 bedroom houses

The green lung will begin to be designed in order to encourage social interaction and inclusiveness between the new development and the surrounding existing developments. This area will become easily accessible by pedestrian, cyclist and the wider community. The creche facility will be moved into area B to reduce parking allocation at the entrance to the site. A proposed minor re-alignment of the cells facing onto the new northern distributor road will be made in order to increase the width of this road and accommodate bus lay-bys. A new link road north of the creche should be considered to accommodate connections to future developments.

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Figure 5: Site Layout at Stage 2 Submission

Final Layout

The fourth and final iteration responds to the detailed feedback provided by Westmeath County Council and the opinion received from An Bord Pleanála (case reference no. ABP-305981-19) dated 23rd January 2020 following the pre-application consultation meeting held on 8th January 2020.

The layout comprises 426 no. dwellings consisting of: 131 no. 1 and 2 bedroom apartments 2 no. 3 bedroom apartments 56 no. own door duplex units 4 no. 2 bedroom houses 207 no. 3 bedroom houses 26 no. 4 bedroom houses

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Figure 6: Final Layout – Proposed Development

2.4.4 Alternative Design Considerations

The proposed mix of uses are mutually compatible and support the viable completion of the development on site as well as complementing existing adjacent land use. Increased public access to the site facilities and amenities benefit both the residential development and local community.

The proposed residential development has been prepared in accordance with the requirements of the Westmeath County Development Plan 2014-2020 and Athlone Town Development Plan 2014-2020, and has been the subject of a number of pre-application meetings with the Planning Authority prior to lodgment. A detailed account of the pre-planning discussions is set out in Section 2.5.3 below.

2.4.5 Alternative Land Uses

The proposed development comprises residential units made up of houses and apartments, a childcare facility, shared public open space and play areas, resident and visitor parking. It is proposed as a phased development with each phase comprising residential units in varying numbers. It is considered that the proposed land uses are deemed appropriate for Residential and Open Space zoned land as outlined in the Athlone Town Development Plan 2014-2020. As such consideration of alternative land uses were not considered necessary.

2.4.6 Alternative Processes

The management of processes that affect the volumes and characteristics of emissions, residues, traffic and the use of natural resources has formed part of the alternatives considerations through the projects development.

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The construction of the site will require the use of raw materials in the form of energy to supply plant and machinery, standard building materials including stone, metals, pipework, concrete, electrical, plumbing etc and raw materials are consumed to manufacture building materials. The use of these resources will be controlled by the employment of best practice construction techniques including waste management practices. Where relevant, alternative processes are considered throughout the EIAR.

2.4.7 Alternative Mitigation

The best practice design and mitigation measures set out in this EIAR will contribute to reducing any risks and have been designed to break the pathway between the site and any identified environmental receptors. The alternative is to either not propose these measures or propose measures which are not best practice and neither of these options is sustainable.

2.4.8 “Do – Nothing” Alternative

If the proposed development was not to proceed, the opportunity to develop 426 no. units comprising a mixture of houses and apartments, childcare facility, open space, landscaping and ancillary works at this long standing zoned residential site would be lost.

2.5 Scoping and Consultation

2.5.1 Scoping Document

Scoping is the process of determining the content, depth and extent of topics to be covered in the environmental information to be submitted to a competent authority for projects that are subject to an Environmental Impact Assessment (EIA). This process is conducted by contacting the relevant authorities and Non-Governmental Organisations (NGOs) with interest in the specific aspects of the environment likely to be affected by the proposal. These organisations are invited to submit comments on the scope of the EIA and EIAR and the specific standards of information they require. Consultees are invited to contribute to the EIA process by suggesting baseline data, survey techniques and potential impacts that should be considered as part of the EIA process and in its preparation. Comprehensive and timely scoping helps ensure that the EIAR refers to all relevant aspects of the proposed development and its potential effects on the environment. In this way, scoping not only informs the content and scope of the EIAR, it also provides a feedback mechanism for the proposed design itself.

A scoping letter providing details of the application site and the proposed development, was prepared by MKO and circulated on 4th February 2019 to the agencies, NGOs and other relevant parties listed in Table 2-1.

MKO requested the comments of the relevant personnel/bodies in their respective capacities as consultees with regards to the EIA process.

2.5.2 Scoping Responses

Table 2-1 lists the responses received to the scoping document circulated on 4th February 2019. Copies of all scoping responses received are included in Appendix 2-1 of this EIAR. The recommendations of the consultees have informed the EIA process and the contents of the EIAR. If further responses are received, the comments of the consultees will be considered to further to assist documenting any impacts the development may have had on the surrounding environment during its lifetime.

The responses of the consultees are summarised below and in Table 2-1.

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Table 2-1: Scoping Consultees

No. Consultee Response

1 An Taisce No Response

2 Westmeath County Council No Response (Environment Section)

3 Westmeath County Council No Response (Heritage Officer)

4 Westmeath County Council No Response (Planning Department)

5 Westmeath County Council No Response (Transportation and Infrastructure Department)

6 Inland Fisheries Ireland No Response

7 The Heritage Council No Response

8 Health Service Executive West No Response

9 Irish Water Acknowledgement letter dated the 18/02/2019

10 Office of Public Works No Response (Engineering Services)

11 Transport Infrastructure Ireland Acknowledgement letter dated the 28/02/19

12 Department of Agriculture, Food and the Email acknowledgement dated the Marine 19/02/2019

13 Department of Culture, Heritage and the Email acknowledgement dated the Gaeltacht 05/02/2019

14 Geological Survey of Ireland Email acknowledgement dated the 19/02/2019

15 ESB Network Email acknowledgement dated the 5/02/2019, 06/02/2019 and 11/02/2019

16 National Transport Authority Email acknowledgement dated 13/02/2019

17 Fáilte Ireland Email acknowledgement dated 05/02/2019

2.5.2.1 Department of Agriculture, Food and the Marine

An email was received confirming receipt of the scoping letter. No submissions or observations were made.

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2.5.2.2 Department of Culture, Heritage and the Gaeltacht

An email was received confirming receipt of the scoping letter. No comment was given.

2.5.2.3 ESB Network

An automated email was received confirming receipt of the scoping letter. A further email was received to state that it was forwarded to the correct contact. Further correspondence took place with James Doolin, Engineering Officer.

2.5.2.4 Fáilte Ireland

An email was received confirming receipt of the scoping letter.

2.5.2.5 Geological Survey of Ireland

An email was received confirming receipt of the scoping letter. Also attached was a letter stating the following comments:

There are no County Geological Sites located within the vicinity of the site of the proposed development. Within the current plans, there is no envisaged impact on the integrity of County Geological Sites by the proposed developments.

2.5.2.6 Irish Water

A letter was received confirming receipt of the scoping letter. The following comments were made:

Irish Water believe further information is required in order to scope any impacts to our assets including – information on the nature, location and volume of any groundwater development for dewatering and a geological cross section where a conservation site, groundwater abstraction or a discharge location is located within 2 km of the proposed development site. A suggestion was also made to carry out a site investigation prior to the beginning of construction and proposals outlined for dealing with situations where works would interfere with existing water services infrastructure. Irish Water also attached their suggested scope in relation to water services.

2.5.2.7 National Transport Authority

An automated email was received on the 5th February 2019. An acknowledgement email was received on the 13th February 2019. No comment was given.

2.5.2.8 Transport Infrastructure Ireland

A letter was received confirming receipt of the scoping letter. TII issued recommendations and general guidance for the preparation of the EIAR.

2.5.3 Pre-Planning Meetings

2.5.3.1 Section 247 Pre-Planning Meeting

A formal Stage 1 meeting pursuant to Section 247 of the Planning and Development Act 2000 (as amended) was held with the Planning Authority on the 28th November 2018 and 9th May 2019. The meeting took place in Westmeath County Council and was attended by Ronan Barrett (client)

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representatives of McCrossan O’Rourke Manning Architects, O’Connor Sutton Cronin Consulting Engineers (OCSC), Cunnane Stratton Reynolds Consultants, MKO and Westmeath County Council.

The Planning Authority raised concerns regarding the zoning, layout, road to the north, sense of place, creche, and school capacity audit in the area in the first meeting held with the planning authority. The project team confirmed they would consider the points raised at the meeting.

The second meeting took place in Westmeath County Council on the 9th May 2019. Following the meeting the project team undertook to revise the proposal with the aim of addressing the comments made at the Stage 1 meeting.

2.5.3.2 An Bord Pleanála

A tripartite meeting took place between An Bord Pleanála, Westmeath County Council and the Design team on the 8th of Janurary 2020 in the offices of Westmeath County Council. Within the meeting detailed discussions were had with regards to the principle of the project including elements surrounding density, transport, urban design and layout, natural and cultural heritage, services, etc.

2.5.3.3 Consultations with Prescribed Bodies

Consultations were held with the following prescribed bodies with regards to the proposed development:

Consultations were held with Irish Water Consultations were held with the Planning Authority and Roads Section of Westmeath County Council Consultations were held with The Westmeath County Childcare Committee Consultations were held with An Taisce Consultations were held with The Heritage Council Consultations were held with Transport Infrastructure Ireland Consultations were held with the Department of Culture, Heritage and the Gaeltacht

2.6 Cumulative Impact Assessment

This Environmental Impact Assessment Statement (EIAR) includes a description of likely significant impacts of the project, includes an assessment of cumulative impacts that may arise. The factors considered in relation to cumulative effects include human beings, flora and fauna, soil, water, climatic factors, landscape, cultural heritage and material assets.

The potential for cumulative impacts arising from the proposed development in combination with other projects has therefore been fully considered throughout this Environmental Report. This section of the Environmental Report provides an overview of other projects located within the wider area that have been considered within the cumulative impact assessments.

2.6.1 Methodology for the Cumulative Assessment of Projects

The potential for cumulative effects to arise from the proposed development was considered in the subject areas of human beings, flora and fauna, soil, water, climatic factors, landscape, cultural heritage and material assets. To comprehensively consider potential cumulative impacts, the final section of each relevant section within this Environmental Report includes a cumulative impact assessment where appropriate.

The potential cumulative impact of the proposed residential development and other relevant developments has been carried out with the purpose of identifying what influence the proposed development will have on the surrounding environment when considered cumulatively and in

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combination with relevant permitted, proposed and constructed projects in the vicinity of the proposed site.

The Cumulative Impact Assessments (CIA) of projects has four principle aims:

1. To establish the range and nature of existing projects within the cumulative impact study area of the proposed residential development. 2. To summarise the relevant projects which have a potential to create cumulative impacts. 3. To establish anticipated cumulative impact findings from expert opinions within each relevant field. Detailed cumulative impact assessments are included in each relevant section of the EIAR. 4. To identify the projects that hold the potential for cumulative interaction within the context of the proposed development and discard projects that will neither directly or indirectly contribute to cumulative impacts.

Assessment material for this cumulative impact assessment was compiled on the relevant developments within the vicinity of the proposed development. The material was gathered through a search of the Westmeath County Council online Planning Register, reviews of relevant Environmental Report, or Environmental Impact Assessment Report (EIAR) documents, planning application details and planning drawings, and served to identify past and future projects, their activities and their environmental impacts. These projects are summarised in Section 2.6.2 below.

2.6.2 Projects considered in Cumulative Assessment

The comprehensive review of the Westmeath County Council planning register documented relevant general development planning applications within the vicinity of the proposed works, most of which relate to the provision and/or alteration of dwelling units. The following developments have been included in the context of the cumulative assessment.

Residential Development – Clonbrusk, Coosan, Athlone – Pl. Ref 03811290

Regional Developments Ltd. applied to Westmeath County Council for planning permission for development of 50 no. dwellings, 2 no. apartments and 1 no. creche including service roads, parking, public open space and all associated site works. Permission was granted on the 15/07/2004 subject to 26 no. conditions. This development did not commence. The site adjoins the proposed development to west.

Residential Development – Clonbrusk, Coosan, Athlone – Pl. Ref 01811164

Kevin King applied to Westmeath County Council for planning permission for development of 31 no. dwelling houses, connecting to public services, providing new site entrance and access roads including all ancillary site works. Permission was granted by Westmeath County Council on the 30/12/2002 subject to 42 no. conditions. A third party appeal was lodged with An Bord Pleanála on the 02/09/2002 however this was withdrawn on the 30/12/2002. The development commenced on the 14/07/2003. The site adjoins the proposed development to the west.

Residential Development – Moran, Cornamagh, Athlone – Pl. Ref 80810516

Joseph Moran applied to Westmeath County Council for planning permission for 49 Houses. Permission was granted on the 21/08/1980. The site adjoins the proposed development to the east.

Residential Development – Drumacon, Cornamaddy, Athlone– Pl. Ref 147103

2-20 SHD – Cornamagh, Clonbrusk and Coosan, Athlone - EIAR 180816a – EIAR – 2020.06.22 - F party appeal was submiited to An Bord Pleanála. Permission was granted on the 20/12/2002 subject to 9 no. amended conditions. The site is located approximately 600m to the east of the proposed development.

Residential/Mixed use Development – Cornamaddy, Athlone – Pl. Ref 073123

Residential Development – Cornamaddy, Athlone – Pl. Ref 063087

McInerney Homes Ltd. applied to Westmeath County Council for 94 residential units, associated site works and landscaping to circa 4.71 ha. Permission was granted on the on the 27/09/2006 subject to 35 no. conditions. A third party submission lodged with An Bord Pleanála was withdrawn on the 23/11/2006. The site is located approximately 540m north east from the proposed site.

Residential Development – Clonbrusk, Coosan Link Road, Athlone – Pl. Ref 073067

Mr. Ollie Kenny applied to Westmeath County Council to construct 83 no. residential units ancillary site works and all associated site works. Permission was granted on the 24/01/2008 subject to 18 no. conditions. A third party appeal was lodged and subsequently withdrawn with An Bord Pleanála on the 30/05/2008. The site is located approximately 520m south west of the proposed site.

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