Community Audit of Santry, Dublin 9
In respect of the proposed development at
Swiss Cottage, Swords Road and Schoolhouse Lane, Santry, Dublin 9
Prepared by
John Spain Associates
On behalf of
Cinamol Ltd.
March 2020
39 Fitzwilliam Place Dublin 2, D02 ND61 Telephone: (01) 662 5803 E-mail [email protected]
Santry Community and Local Needs Audit
1.0 INTRODUCTION
1.1 The purpose of this report is to provide an audit of the existing community facilities serving the Santry area. It provides information on the key population changes occurring in the catchment area and the potential demographic changes arising from the redevelopment opportunities within this area. The report contains an audit of the existing social infrastructure in the area relating to:
▪ open space and recreation; ▪ education; ▪ health and social services facilities; ▪ religious facilities; ▪ meeting and hall facilities; ▪ cultural facilities; ▪ retail provision.
1.2 These facilities are assessed to support the proposed development of the subject site for residential use. In particular this assessment will demonstrate that there is sufficient community provision within the catchment, therefore the redevelopment of the subject institutional lands will not result in a loss of community related activities.
1.3 This report has been prepared on behalf of the applicant who propose to develop lands in their ownership for a mixed use development, including 120 no. residential units and retail / café and restaurant units at ground floor level.
1.4 The purpose of the community audit is to determine the Santry area is well served by community related facilities to support the future residents of the proposed development. The study also forms an important information tool that can be used in the consideration of other lands in the Santry area should they become available for development in the future.
1.5 It should be noted that the previously permitted development ABP Ref. 303358-19, currently under construction will provide for a range of café, retail and restaurant uses. These uses are proposed to be retained as part of this planning application. The proposed development will therefore not result in any reduction in community facilities or a loss of public open space.
1.6 The proposed development will also support and enhance the viability of the existing retail and retail services in Omni Park Shopping Centre and Santry village.
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2.0 INTRODUCTION TO SANTRY
2.1 Santry is a suburb on the northside of Dublin, Ireland, bordering Coolock, Glasnevin, Whitehall and Ballymun. It straddles the boundary of Dublin City Council and Fingal County Council jurisdictions.
2.2 The character of the area has changed in the last 100 years, from a district centred on a large estate, and later small village, to a modern, rather dispersed, mixed-use suburb. Much of the old village is gone and where there were once fields full of crops, and wild woodlands of all sorts, there are now housing estates, an athletics stadium, a shopping complex, industrial parks and roads leading to Dublin Airport, the M1 and M50.
2.3 Santry also has extensive institutional lands including those at St. Lukes Hospital which provides specialist cancer care and St. John of Gods which provides mental health services.
2.4 Santry has long been the location of a number of business and industries, from Chrysler and the Talbot factory on Shanowen Road (which became the Garda Station), to IT companies and logistic service providers associated with nearby Dublin Airport.
Ballymun Library M50
DCU Proposed Metro North
Omni Shopping Santry Park Centre
Ellenfield Park Subject Site
N1
Morton Stadium
Astro Park Coolock
Beaumont Hospital
Figure 1: Location map of subject site in the context of Santry; Source: Google Maps.
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3.0 SANTRY AREA CONTEXT
3.1 Santry is in close proximity to the City Centre being located approximately eight kilometres to the north west.
3.2 Santry is bordered by Swords to the north, Ballymun to the west, Whitehall to the south and Artane/ Coolock to the east.
3.3 Figure 2 below shows the locational context of Santry. Figure 3 shows the subject site in the context of the City Centre.
Application Site
Figure 2: Map showing context of Santry in relation to the surrounding area; Source: Google Maps.
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Application Site
Figure 3: Santry and City Centre context.
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5.0 DEMOGRAPHICS
5.1 In order to determine an appropriate catchment area for the Community Audit, it was decided to combine 4 Electoral Divisions (EDs) Whitehall A, Whitehall B, Whitehall C and Ballymun C as per the CSO SAPMAP for the Study Area, as seen in Figure 4 below. The study area will be referred to as the ‘Santry area’ for interest of clarity.
5.2 The following areas are discussed:
• Population; • Age Profile; • Social Class and Employment; • Educational Attainment.
Legend Site Location Study Area
Figure 4: Study Area Boundary outlined in black; Source: CSO.
Population
Santry State Year Population % Change Population % Change 2011 14,832 4,588,252 2016 15,679 5.7% 4,757,976 3.7% Table 1: Population Trends in Santry and the State, 2011-2016
5.3 As can be seen from Table 1 above, population growth in the Santry is above the growth rate in the State.
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Age Profile
Santry State Age Group 2016 Pop. % of Pop. 2016 Pop. % of Pop. 0-19 3,614 23.0 1,309,368 27.4 20-39 5,313 33.8 1,322,467 27.7 40-59 3,576 22.8 1,253,607 26.3 60-79 2,440 15.5 727,831 15.2 80+ 736 4.6 148,592 3.1 15,679 Total 4,761,865 Table 2: Age Profile in Santry and the State, 2016; Source: CSO.
5.4 The table above shows the age profile of the Santry area in comparison to the State. The above figures show that Santry has a higher percent of aging population and those aged 20-39 than the State average.
Social Class and Employment
Santry State Principal Economic Status Pop. % Pop. % At work 5,888 44.3 2,006,641 53.4 Looking for first regular job 177 1.3 31,434 0.8 Unemployed having lost or 1,032 given up previous job 7.7 265,962 7.0 Student 2,403 18.2 427,128 11.3 Looking after home/family 922 6.9 305,556 8.1 Retired 2,239 16.8 545,407 14.5 Unable to work due to 574 permanent sickness or disability 4.3 158,348 4.2 Other 34 0.2 14,837 0.3 Total 13,269 3,755,313 Table 3: Employment Statistics of Santry and the State, 2016; Source: CSO.
5.5 The table above shows that the Santry area has a below average amount of the population at work, at 44.3% compared to the State average of 53.4%. This is due to a high percentage of the population in still in education at 18.2%, which is significantly above the state average.
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Santry State Social Class Pop. % Pop. % Professional workers 933 5.9 386,648 8.1 Managerial and technical 3,611 23.0 1,336,896 28 Non-manual 2,598 16.5 837,145 17.5 Skilled manual 1,901 12.1 671,890 14.1 Semi-skilled 1,568 10.0 501,103 10.5 Unskilled 604 3.8 170,391 3.5 All others gainfully 4,464 occupied and unknown 28.4 857,792 18 Total 15,679 4,761,865 Table 4: Social Class of Santry and the State, 2016; Source: CSO
5.6 The figures presented in Table 4 suggest that the Santry area has a similar employment trend when compared to the State average. In terms of social class, the above table demonstrates that the Santry area has a lower percentage of the population working as Professional workers and Managerial and Technical. For example, 23% of the Santry population are employed as Managerial and technical, as compared to the State average of 28% and only 5.9% of the Santry population are Professional workers, compared to the State average of 8.1%.
5.7 The social class of an area is directly related to educational attainment. This will be further discussed below.
Educational Attainment
Santry State Educational Attainment Pop. % Pop. % No Formal Education 181 1.8 52,214 1.6 Primary Education 1,434 14.4 334,284 10.7 Lower Secondary 1,567 15.8 449,766 14.5 Upper Secondary 1,897 19.1 573,643 18.5 Technical or Vocational 740 qualification 7.4 271,532 8.7 Advanced Certificate/Completed 430 Apprenticeship 4.3 182,318 5.8 Higher Certificate 332 3.3 153,351 4.9 Ordinary Bachelor Degree or 527 National Diploma 5.3 237,117 7.6 Honours Bachelor Degree, 960 Professional qualification or both 9.6 331,293 10.6 Postgraduate Diploma or Degree 795 8.0 284,107 9.1 Doctorate (Ph.D) or higher 115 1.1 28,759 0.9 Not stated 933 9.4 198,668 6.4 Total 9,911 3,097,052 Table 5: Education Level in Santry and the State, 2016; Source: CSO.
5.8 As can be seen from Table 5 above, the Santry area has a below average level of educational attainment when compared to the State. For example, the percentage of the population with only primary education in Santry (14.4%) is less than the State ______John Spain Associates 7 Planning & Development Consultants
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average (10.7%). Additionally, the percentage of the population in Santry with an Ordinary Bachelor Degree or National Diploma exceed the State average, with figures of 5.3% and 7.6%, respectively. In all categories ranging from Higher Certificate to Postgraduate Diploma or Degree, the educational attainment in Santry is less than the State average.
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6.0 FUTURE DEMOGRAPHIC TRENDS
6.1 Santry is a well established suburb of North Dublin and few opportunities for large- scale development still exists within the study area. A review of the current planning applications with Dublin City Council and An Bord Pleanala revealed that there are few applications (granted / proposed) for large scale development in the study area which can be useful as an indicator of future population growth.
Granted Units DCC Reg. Ref. ABP Ref. Date Granted No. Units N/A ABP-303358-18 04/04/19 110 (Previously permitted development on the site) 4128/18 N/A 14/02/19 46 2713/17 N/A 12/03/18 137 2737/19* N/A 22/08/19 70 Proposed Units Subject Application TBC N/A 120 (10 no. additional from that previously permitted) Total 373 *Amendment application to 2713/17 Table 6: Granted and proposed large scale developments in the study area location provide on the map below.
2713/17 2727/19
ABP-303358-18
4128/18
Legend Site Location Study Area
6.2 Both current and proposed development of the Santry area include the provision of approximately 373 no. residential units (this figure is indicative as some planning applications which may have recently been lodged may have not been accounted for). Using an indicative occupancy rate of 2.6 persons per unit, the study area can expect to generate an additional population of approximately 970 persons over the forthcoming 10-year period.
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6.3 An additional 970 persons would represent a population increase on the 2016 levels of 6%. This population is not considered to be significant. It is notable that an increase of 970 persons would bring the population to approximately 16,649 by 2024.
7.0 EXISTING COMMUNITY FACILITIES
Public Open Space & Recreation
7.1 The subject site is an underutilised brown field site currently occupied in part by a derelict single storey warehouse building. The subject site was never used as public open space, therefore would not result in a loss of open space.
7.2 The purpose of this community audit is to support the provision of residential development on the subject site in that the study area is well served by existing community facilities which will adequately serve the needs of the future residents.
7.3 Recreation and open space are an important part of every community’s life. They require pro-active encouragement and enhancement to ensure participation by all within the local community. This section of the audit seeks to identify the type, functions, location and maintenance requirements of open spaces within the wider area and includes:
▪ an assessment of the quality and condition of facilities and fitness for purpose; ▪ the levels of use, needs and differing aspirations for open space by the Santry community; and ▪ an evaluation of the existing provision against the identified needs, such as to identify areas of deficiency or surplus and other issues and opportunities.
7.4 There are a number of major public parks in the vicinity of the subject site such as Santry Park, Coolock Lane Park, Dublin City University and Ellenfield Park. Some of these public open space areas are outside the immediate catchment area, however, represent extensive areas of public open space which should be noted as vast areas of amenity space to serve the surrounding communities.
1 Santry Park
7.5 Santry Demesne opened as a regional Park in 2004 and is less than 400 m from the subject site. The Park is located on the N1, old Airport Road, just north of Santry Village next to Morton Stadium. The site includes a 72 acre park and a 15 acre linear park on the banks on the Santry river.
7.6 The park also contains a children’s’ playground and an extensive network of pathways to suit walkers, joggers and dog walkers alike.
7.7 The Community Garden which is located within the Park has been up and running for over 2 years and there is now a thriving Kitchen Garden and Heritage Orchard. The front section is currently being developed as a Recreational Garden which in time will be open to the public on a more regular basis.
2 Morton Stadium
7.8 Morton Stadium, or the National Athletics Stadium, is an athletics stadium in Santry Demense, Santry in Ireland. Often called Santry Stadium, it is the centre for athletics events in Dublin city and is c. 350 m from the subject site.
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3 Coolock Lane Park
7.9 Coolock Lane Park is located to the north east of the subject site. This area of amenity space provides for playing fields and passive amenity walkways which can be enjoyed by the surrounding community.
4 Ellenfield Park
7.10 Ellenfield Park is located to the south of the subject site. This area of amenity space also provides for playing fields and children’s play facilities. The park also contains a number of walking and cycling routes.
5 Dublin City University
7.11 DCU is located to the south west of the subject site. The college campus provides for a number of open space areas such as playing fields and landscaped walkways throughout the campus.
6 Parque Hazelwood
7.12 Public open space including playing fields and children play facilities at Parque Hazelwood.
1 2 Application Site 3 6
4 5
Figure 5: Location of open space within the catchment area
7.13 In the immediate catchment area, there are a number of smaller public open space areas which can be enjoyed by the local residents including the proposed future residents. The open spaces areas are as follows: ______John Spain Associates 11 Planning & Development Consultants
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• Public open space areas located to the south of the site off Lorcan Road and Magenta Terrace • Public open space area at Glentow Road • St. Kevins Boys FC • Public open space area off Shangan Road • Shangan Park including childrens play facilities • Public open space area at Oak Park Avenue
7.14 It is considered that the subject site is well served by public open space, therefore the proposed development is capable of being facilitated by the existing provision in the area.
Educational Facilities
7.15 The following primary, secondary and third level colleges and further education facilities were identified within the study area (the figures for both primary and secondary school attendance was obtained from the Department of Education and Skills website). Each will be addressed as follows:
Primary Schools
• Gaelscoil Bhaile Munna, Ballymun Road, Dublin 11 is a national Gaelic school which caters for both boys and girls and currently has 183 pupils in attendance at the school;
• Holy Child National School (Girls), Larkhill Rd, Whitehall, Dublin 9 caters for girls, Holy Child National School had approximately 347 pupils enrolled in September 2018;
• Holy Child National School (Boys), Larkhill Road, Whitehall, Dublin 9 is an all-boys schools and currently accommodates for 287 no. pupils;
• Virgin Mary Girls National School, Shangan Road, Ballymun, Dublin 9 is an all girls school which had an enrolment of 162 no. students for the year 2018/2019;
• Virgin Mary Boys National School, Shangan Road, Ballymun, Dublin 9 is a national all boys school which currently has 159 pupils in attendance at the school;
7.16 In addition to the above, there are a number of primary schools in the surrounding study area, as follows:
- Gaelscoil Cholmcille, Coolock Lane, Dublin 17; 273 no. pupils (mixed); - Our Lady of Victories Infant NS, Ballymun Road, Dublin 9; 265 no. pupils (mixed); - Holy Spirit B N S, Silloge Road, Ballymun, Dublin 11; 335 no. pupils (boys); - SN an Spioraid Naiomh, Sillogue Road, Ballymun, Dublin 11; 318 no. pupils (girls); - St. Joesph’s Junior N S, Balbutcher Lane, Dublin 11; 141 no. pupils (mixed); - St. Joesph’s Senior N S, Balbutcher Lane, Dublin11; 143 no. pupils (mixed).
Secondary Schools
7.17 Three secondary schools are identified within the study area which are as follows:
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• Trinity Comprehensive School located on the Ballymun Road, Dublin 9. Trinity Comprehensive School offers co-educational secondary education to both boys and girls. The school had an enrolment of 516 no. pupils in September 2018 and has capacity of approximately 700 places;
• St. Aidan’s CBS located on Collins Avenue, Whitehall, Dublin 9. St. Aidan’s is an all boys post-primary school. The school had 721 no. pupils enrolled in September 2018;
• Plunket College located Swords Road, Whitehall, Dublin 9. The school accommodates for both girls and boys and had an enrolment of 239 no. students in September 2018.
7.18 In addition to the above schools, there are a number of secondary schools identified in the surrounding study area, as follows:
- Margaret Aylward Community College, The Thatch Road, Whitehall, Dublin 9.; 157 no. pupils (girls); - Maryfield College, Glandore Road, Drumcondra Dublin 9; 618 no. pupils (girls); - Rosmini Community College; All Hallows College Campus DCU, Gracepark Road, Drumcondra, Dublin 9; 138 no. pupils (mixed); - Dominican College, Griffith Avenue, Drumcondra, Dublin 9; 740 no. pupils (girls); - Our Lady Our Mercy College, Beaumont, Dublin 9; 618 no. pupils (girls); - Clonturk College, Swords road, Whitehall, Dublin 9; 207 no. pupils (mixed);
Third Level and Further Education
7.19 Dublin City University is located to the south of the subject site. DCU is one of the main universities in Ireland and caters for c. 17,000 students. DCU provides for 5 facilities such as Science and Health, Humanities and Social Sciences, Engineering and Computing, Business and Education.
7.20 DCU campus provides for a number for additional facilities such as the Helix theatre, and a variety of sports facilities. DCU also provides for a community facility in partnership with Dublin City Council at Shangan Road to the south west of the subject site. DCU in the community seeks to promote sustainable community development in local area acting as a bridge between the community and the higher education system. The centre officers’ flexible programmes of learning to suit an individuals needs and a drop in centre for advice on higher education options.
7.21 It is clear that the proposed development is well served by educational facilities. The variety of education campus’s in the surrounding area not only will serve the education needs of the proposed development but will also generate significant employment numbers for the future residents of the proposed development.
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Legend Primary Schools Application Site Secondary Schools Third Level Institutes
Figure 6: Map showing the locations of primary and secondary schools, and third level institutes in the area in relation to the subject site; Source: GeoHive.
Age Group 2016 Population Percent of Pop. 0-4 806 26.9% 5-12 1,135 37.9% 13-18 1,056 35.2% Total 2,997
7.22 The residential element of the proposed development will consist of 14 no. 1 bed units 103 no. 2 bed units and 3 no. 3 bed units. It is considered that only the 2 and 3 bedroom units will be considered to generate need for educational facilities.
7.23 Taking an indicative figure of 50% of the 106 no. 2 / 3 bed units this would result in approximately an additional 27 (0-18) children in the area.
7.24 Applying the above percentages from the 2016 census, an indicative demand for school spaces for each age group is calculated:
Age Group Spaces 0-4 7 5-12 10 13-18 10 Total 27
7.25 As outlined above 5 no. primary schools have been identified in the study. It is considered that these schools will be able to accommodate the 10 no. spaces forecasted to be generated by the proposed development for the 5-12 year old age group (3% of the 2018 enrolment in the catchment).
7.26 There have been 3 no. post-primary schools identified in the study area as well as 7 no. schools just outside the study which can be easily accessed from the subject site. ______John Spain Associates 14 Planning & Development Consultants
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We consider that these schools will be able to accommodate for the forecasted 10 no. spaces that will be generated by the proposed development in the 13-18 year old age category (1.9% of the 2018 enrolment in the catchment).
Health and Social Services Facilities
7.27 Santry has a wide range of health and social facilities throughout the area.
GP/Dental Provision
7.28 The Santry area is served by a number of local GP’s surgeries with 8 being noted within the study area, as follows:
• Santry GP Clinic, Unit 1 Northwood House, Northwood Business Park, Santry, Dublin 9; • Northwood Medical Centre, Guliver’s Retail Park, Santry, Dublin 9; • Swords Road Medical Practice, 250 Swords Road, Santry, Dublin 9; • Omni Park Medical Centre, Unit 87, Omni Park Shopping Centre, Santry, Dublin 9; • Dr. Mona Sayegh, 33 Shanard Road, Santry, Dublin 9; • Santry Dental, 37 Swords Road, Santry, Dublin 9; • Molly Dental, 222 Swords Road, Whitehall, Dublin 9; • O’ Donovan’s Dental Surgery, 411 Griffith Avenue, Whitehall, Dublin 9.
7.29 It is considered that the Santry area is well served by medical centres.
Other Services
• Sport Surgery Clinic • The National Parent Council • Physion Clinic • Opticians • Alzhemimer Society of Ireland • St. Michaels House training centre • Kosmos Acupuncture
Religious Facilities
7.30 Religious and community facilities are a very important part in the provision of neighbourhood facilities. The Santry area, being a long established residential district of Dublin, has an extensive range of religious facilities. In many cases, as described below community facilities are associated with these religious facilities.
• Church of the Virgin Mary Located off Shangan Road to the west of the subject site offering daily mass services.
• The Ireland Pentecostal Assembly Located to the west of the site off the Swords Road offering a number of services throughout the week and a bible study weekly workshop.
• St. Pappan’s Church of Ireland Located to the north of the site offering daily services and also historic tourism activities. ______John Spain Associates 15 Planning & Development Consultants
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• Dublin Christian Life Church Located on Schoolhouse Lane offering a range of services and community gatherings.
• Chapel of Blessed Margaret Ball Located at to the north east of the site at Oak Park Avenue.
Meeting and Hall Facilities 7.31 Numerous meeting and hall facilities available to the local community have been identified. These community centres offer a wide range of activities as follows:
• Ballymun East Community Centre A community facility offering a range of activities such as childcare services, community events, Woman’s Resource Centre, Drop in Well Family Resource Centre
• Greenfield Park Community Club A local community centre available for functions requested by the community. The centre also includes club house, various activities such as dance classes, acting classes parish lotto , bingo, sports and fitness classes, summer camp, and a range of other community meetings and social clubs.
• Santry Community Resource Centre A self sufficient community centre home to many classes and forums as well as a community coffee dock. The resource centre includes a number of activities such as Senior Citizens club, children’s play groups, sports facilities, bingo, music classes, back to education courses, art, Irish dancing, apprentice centre, summer camps, etc.
7.32 In terms of religious and community facilities, it has been described above that the study area benefits from a wide range and generous amount of religious facilities. There are three active community centres in the area providing a wide range of community facilities to serve the existing and future residents.
Cultural Facilities
7.33 It is noted that there is no public library within the study area, however, the Ballymun Library and the DCU library are located in close proximity to the subject site. It should also be noted that the site adjoins Omni Park Shopping Centre which provides for a range of activities and services, including a 11 screen IMC cinema.
Retail Provision
7.34 There are approximately 103 no. retail units in Omni Shopping Centre (c. 45,000 sq.m total), ranging from 3 no. large supermarkets/department stores (Lidl, Tesco and M&S at the 1000 to 2000 sq.m range) to a wide range of smaller units.
7.35 The Omni Shopping Centre contains over half of all of the retail units in Santry and clearly has a crucial and ongoing role in ensuring the overall retail vitality of Santry. There are a growing number of restaurants and coffee shops reflecting a national trend toward combining retail with leisure and dining activity.
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Figure 7: Omni Shopping Centre
7.36 The following mix of retail uses are located in the Omni Shopping Centre:
• Hair Salon • Books Shop Bakery/ Deli • Coffee Shop • Ticketmaster • Phone Shop • Barbers • Coffee Shop • Pharmacies • Bank • Dry Cleaners • Opticians • Flower Shop • Clothes Shops • Pet Store • Jewellers • National Driving License Centre • Hardware Store • Supermarkets • Games Shop • Home Department Store • Post Office • Bookmakers • Car service and Tyre • Drive Thru Restaurant • Petrol Station • Car Wash
7.37 The following mix of retail are noted in the study area: ______John Spain Associates 17 Planning & Development Consultants
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• Bank • Credit Union • Bookmakers • Barber shop • Hair/ Beauty Salon • Dry Cleaners/ Laundrette • Car repair garage • Bike shop • Post Office • Café/ Restaurant • Delicatessen • Estate Agents • Flower shop • Fast food take-aways • Games shop • Hardware store • Furniture shop • Electrical and appliances shop • Clothes shops • Tailors • Newsagent • Print services • Off-License • Pharmacy • Public House • Supermarket
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8.0 CONCLUSION
8.1 This community audit has been prepared to assess the community facility provision in the Santry area. The audit indicates that the study area is well served by community facilities. As such it is submitted that the proposed development can be accommodated by the existing community facilities in the area.
8.2 It is therefore concluded that there will not be a loss of any community facilities as a result of this development. The proposed development will incorporate a number of facilities which will be able to be used by the local community including café, restaurant and retail uses.
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