Planning Report

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PLANNING REPORT

FOR A

STRATEGIC HOUSING DEVELOPMENT AT WOODTOWN, BALLYCULLEN, DUBLIN 16

PREPARED BY

ON BEHALF OF

BALLYCULLEN LIMITED PARTNERSHIP

JUNE 2021

INTRODUCTION

On behalf of the applicant, Ballycullen Limited Partnership., 15 Herbert Street, Dublin 2, this planning report accompanies a planning application to An Bord Pleanála in relation to a proposed Strategic Housing Development at Woodtown, Ballycullen, Dublin 16, in accordance with Section 4 of the Planning and Development (Housing) and Residential Tenancies Act 2016.

The application has been prepared by a multidisciplinary team on behalf of Ballycullen Limited Partnership as set out in the table below: - MCG Planning Limited - Mc Crossan O’ Rourke Manning Architects - Pat O’ Gorman Consulting Engineers - Ronan Mc Diarmada & Associates Landscape Architects - NRB Consulting Engineers - 3D Design Bureau - Whitehill Environmental - Wildlife Surveys - The Tree File - Traynor Environmental - IAC Archaeology

The proposed residential development on the subject lands will comprise 329 no. residential units, a crèche, parking, public open spaces, roads, and services.

Development Proposal Statistics No. of residential units 329 no. units comprising: - 57 no. 1 bed apartments - 132 no. 2 bed apartments/duplexes - 85 no. 3 bed houses - 53 no. 4 bed houses - 2 no. 5 bed houses

Community Facilities Creche c.295.5 sqm Site Area Gross Site Area: c. 10.41 ha Net Site Area (Excluding Ballycullen Park): c.7.72 ha Net Residential Density Excluding Ballycullen Park: 43 uph Excluding Ballycullen Park + Residential Pocket Parks : 47 uph Building height 2 to 5 storeys in height

Dual Aspect 100% of houses 53% of apartments/duplexes Apartment Communal Open c.2,770 sqm (1,213 sq.m required) Space Public Open Space c.34,091 sq.m (32.7%) (Ballycullen Park & Residential Pocket Parks) Car Parking 2 car parking spaces per housing unit.

224 no. spaces for apartments/duplexes. This equate to 1.18 no. car parking spaces per apartment/duplex (incl visitor). 11 no. spaces to serve the creche.

Also 4 additional visitor spaces for Stocking Wood Drive as a result of revisions to the existing hammerhead to provide the second vehicular access to the proposed development. Plot Ratio 0.33 Site Coverage 18%

Whilst every effort has been made to ensure complete consistency across all reports and drawings accompanying this planning application there may be instances where typographical errors and/or minor inconsistencies do occur. These are unlikely to have any material impact on the ability of An Bord Pleanála to carry out a thorough assessment of the proposal.

Furthermore, to avoid any confusion, we note that the red line boundary of the application site is as shown on the Site Location Map and the Site Layout Plan prepared by MCORM Architects and is done so in full accordance with the Planning & Development Regulations, 2001 to 2020. All other maps and drawings contained within sub-consultants reports submitted with the application are for illustrative purposes only related to said reports.

SITE LOCATION AND CONTEXT

The subject lands extend to c.10.41 ha and are located at the foothills of the Dublin Mountains in an area known as Ballycullen.

The lands are located at the periphery of the urban area of South County Dublin with lands to the south forming the rural hinterland of the county and the foothills of the Dublin Mountains.

It is south/south-east of the M50 motorway and Stocking Avenue. Stocking Lane is further to the south and Ballycullen Road is to the west.

The Stocking Wood residential estate (comprising Stocking Wood Copse/Green/Hall/ Drive/Walk/Manor) is located to north-east of the site. The Abbot’s Grove residential development (currently under construction) is located to the northwest and west. A vacant site also zoned residential is located immediately north of the site between Stocking Wood and Abbot’s Grove.

Existing road access from the site to Stocking Avenue is available via the road built to also serve Abbot’s Grove.

The site has a steep topography in places particularly to the east. The gradient difference from north to south across the site is approximately 14m in places.

A band of woodland/double ditch runs north –south through the centre of the site creating a natural break and two potential development areas to the east and west. A further band of mature trees and hedgerow form the eastern boundary.

Lands further east are controlled by Ardstone and have extant permissions for residential with development underway.

The boundary with the Stocking Wood estate to the north comprises timber fencing and concrete posts. The original tree/hedgerow boundary with Abbots Grove to the west/northwest has been largely removed as part of that development.

A long fence c.675m in length marks the southern boundary of the site with agricultural lands further south.

Transport

The Ballycullen area is well served in terms of public transport and local services including schools and retail within walking distance of the proposed development. The 15B Dublin Bus services (with stops within 100m of the site) operates between Stocking Lane and the City Centre with 63 each way services on weekdays. The more frequent 15 service operates from Ballycullen road through the city centre to Clongriffin with stops within 400m of the site.

Schools

There are eight primary schools and five post-primary schools located within a 2km radius of the subject site.

Enrolment no. Primary Schools indicated by purple dots 1 Edmonstown National School 2 Firhouse Educate Together National School 3 Gaelscoil Na Giúise 4 Scoil Treasa Firhouse 5 Holy Rosary Primary School 6 Gaelscoil Chnoc Liamhna 7 St Colmcille Senior National School 8 St Colmcille Junior National School Post-Primary Schools by green dots 1 Rockbrook Park School 2 St Colmcille Community School 3 Firhouse Educate Together Secondary School 4 Firhouse Community College 5 Sancta Maria College

Childcare Facilities

An assessment of the information provided by Pobal and South Dublin County Childcare Committee identified 30 no. existing childcare facilities within the area, shown in below in figure 10 below and listed in the table below. 8 no. of these facilities are within 1km of the site.

Details of the provision of childcare facilities in the area is set out in below and in Chapter 4 of the EIAR submitted with this application.

Childcare Facility Within 1km Radius Location 1. Chuckleberries Dalriada 1 Dalriada Hall, Dalriada 2. Ballycullen Montessori 69 Hunters Walk, Ballycullen, Dublin 24 3. Chuckleberries - Hunterswood 55 Hunterswalk, Hunterswood 4. Pebbles Playschool 13 Woodstown Walk, Knocklyon, Dublin 14 5. Wendys House Montessori 2 Woodstown Park, Ballycullen Rd 6. The Learning Curve Unit 12 - 15, Woodstown Village Shopping Centre, Knocklyon, Dublin 16 7. The Childrens House Montessori School 52 Rathlyon Grove 8. Let's Play Preschool 5 Orlagh Way, Knocklyon Childcare Facility Within 2km Radius Location 9. Twinkle Stars Preschool 1 Wooddale Green, Firhouse 10. Naíonra Na Giúise Naíonra Na Giúise, Ballycullen Drive, Firhouse 11. Primary Pals Firhouse Firhouse Community Centre, Ballycullen Drive, Firhouse 12. Killakee Montessori & Creche 11 Killakee Court 13. Small Steps Together Firhouse Community College, Firhouse Road

14. Discoveries Creche & Montessori School Ltd Old Court Centre 15. Lily's Before and Afterschool Childcare The Park Community Centre, Parklands Road, Firhouse 16. Tickles Childcare 38 Old Court Ave, Firhouse, Tallaght, Dublin 24 17. Mini Marvels Montessori School 16 Ferncourt Green, 16 Ferncourt Green, Old Court Road Firhouse, Dublin 24 18. Ferncourt Preschool 12 Ferncourt Close, Firhouse 19. First Rung Early Education 14 Old Court Manor, Old Court Road 20. Firhouse Montessori School 38 Woodlawn Park Drive, Firhouse Road 21. Chuckleberries - Tree Tops 147 Monalea Grove 22. Naíonra Cnoc Liamhna Knocklyon Scouts Den, Old Knocklyon Road 23. Knocklyon Lodge & Creche Montessori Old Knocklyon Road, Knocklyon 24. Eager Beavers Montessori 3 Beverly Downs 25. Little Penguins 17 Beverly Grove 26. Lyons Den Knocklyon Youth and Community Centre, Idrone Avenue, Knocklyon 27. Coolkidz Montessori 51 Coolamber Park, Knocklyon Road

28. The Lodge Montessori School 1 Templeroan Lodge, Rathfarnham, Dublin 16 29. Edmonstown National School Edmondstown Road, Rathfarnham

30. Delaford Montessori 40 Delaford Drive, Knocklyon, Dublin 16

PLANNING HISTORY

The site has been subject to a number of previous planning applications in 2006/7 for significant residential development. A summary table is provided below.

An initial application for nearly 400 residential units was refused by ABP in March 2007 on the basis that the proposed development (which included 3 and 4 storey apartment blocks) would be visually obtrusive given the location proximate to the Dublin Mountains high amenity area.

A subsequent revised scheme revised to 386 units (192 houses and 194 apartments) was granted by the Board. Despite a recommendation to refuse from the Board Inspector the Board granted permission based on the following rationale:

“Having regard to the A1 zoning of the site within these Action Area lands on the urban fringe adjoining the foothills of the Dublin Mountains and to the emerging pattern of development in the area, it is considered that, subject to compliance with the conditions set out below, the proposed development has been appropriately designed for this site, would not seriously injure the amenities of the area or property in the vicinity and would be acceptable in terms of traffic

safety and convenience. The proposed development would, therefore, be in accordance with the proper planning and sustainable development of the area.”

The development was never commenced. An application to extend the permission was lodged in August 2013. However, the extension was refused due to the development not being consistent with the then 2010-2016 County Development Plan (in relation to SuDS) and the 2009 national Floodrisk Guidelines.

It is also important to note that this decision to refuse Extension of Duration was made prior to the adoption of the 2014 Ballycullen Oldcourt Local Area Plan, which now prescribes much lower densities for this site.

Ref. Applicant Description Decision Date Permission Refused for the following reason: It is the policy of the planning authority, as set out in the current Development Plan for the area, when considering new housing development in this area, to have due regard to the high amenity SD06A/0611 396 no. residential value and proximity to the Dublin Ballycullen units (245 houses and Mountains. Having regard to the Limited 151 apartments), all prominent, elevated location of ABP Ref. Partnership ancillary site the site and to the layout 30/03/07 PL06S.219949 development, proposed, which entails an undue landscaping, and degree of excavation into the boundary treatment mountain slope with consequent works. large scale retaining structures, it is considered that the proposed development would be excessively obtrusive and would seriously injure the visual amenities of the area. The proposed development would, therefore, be contrary to the proper planning and sustainable development of the area. Permission Granted subject to 23 conditions including: 2. Phase 1, 249 number units and the crèche and community centre shall be constructed at the western side of the site and the remaining units at the eastern side of the site shall be constructed under Phase 2. 3. The public open space between the eastern and western sections SD07A/1035 Ballycullen 386 no. residential of the development shall be Limited units (192 houses and completed before the 08/01/09 Partnership 194 apartments), commencement of Phase 2 of the PL06S.229509 creche, community development. Open spaces shown

facility, car parking, between clusters 1, 2, 3, and 4 bicycle parking, storage shall be completed prior to and bin storage and site occupation of adjoining units. works. 4. Unit number 249 shall be omitted, and this area shall be incorporated into the adjoining open space. Prior to commencement of development, a revised layout in this regard shall be submitted for the written agreement of the planning authority. Extension of Duration Refused for the following 2 reasons: • The development does not comply with Policy WD6 of Extension of Duration the 2010-16 County Ballycullen Application for Development Plan in relation SD07A/1035/EP Limited SD07A/1035 to incorporation of SuDS. 11/10/13 Partnership permission. • The permission is not

consistent with the Ministerial Guidelines “The Planning System and Flood Risk Guidelines” (2009)

PREVIOUS SHD PRE-PLANNING CONSULTATION

In March 2018, a Tri-partite meeting under Section 5 of the Planning & Development (Housing) and Residential Tenancies Act, 2016, was held with ABP with SDCC in relation to a previous SHD proposal on this site (Ref. ABP-300906-18).

The previous proposal was for a smaller residential development comprising 181 houses (10 no. 2- bed; 93 no. 3-bed; 72 no. 4-bed and 6 no. 5-bed). A crèche was also proposed along with car and bicycle parking, landscaping, public open spaces, and all associated site development works and services provision.

The Board’s Opinion dated 12th April 2018 raised a number of issues in relation to the then proposed development and also requested additional information to be submitted with any future application.

On foot of the Opinion, the scheme was revised to address the issues raised. A summary of the issues raised and the applicant’s response, having regard to the current application is outlined below.

A detailed description of the phasing of key infrastructure in the area is outlined in the Statement of Consistency and the Material Contravention Statement.

• The proposed development provides for two road accesses; (1) via the existing road that also serves the Abbots Grove Avenue from the Stocking Avenue roundabout; and (2) from Stocking Wood Drive. • Permeability is optimised with footpaths extended to the boundaries with Abbot’s Grove to the west, Stocking Wood estate to the north-east and the Ardstone development to the east.

• Compliance with the 12 criteria of the Urban Design Manual for the current scheme is outlined in the MCORM Architects Design Report and the Statement of Consistency.

• The previous proposal of 181 units had a net residential density of 21 units per ha. • The current proposal for 329 units equates to a net density of 43 uph or 47 uph when the residential pocket parks are excluded from the net site area. This is considered in accordance with national policy and is outlined further in the Statement of Consistency and the Response to the Board’s Opinion report.

• A variety of pocket, public and communal open spaces are proposed across the development which will ensure that all residents will be proximate to open space and will avail of a variety of recreational options. • The spaces are detailed in the Site Layout Plan, Landscape Masterplan, and associated documentation.

• The proposed development measures in excess of 10ha and therefore falls within one of the categories of development specified in Schedule 5 of the Planning and Development Regulations 2001, as amended. As a result the application is accompanied by an Environmental Impact Assessment Report (EIAR), set out in 3 no. volumes. Volume 1 is the Report, Volume 2 is the Appendices and Volume 3 is the Non-Technical EIAR Summary.

• The Site Layout Plan and Landscape Masterplan indicates all connections with adjoining lands. There are two vehicular access points into the proposed development at the northern boundary. The main entrance is located at the Abbots Grove development and an additional vehicular entrance is proposed through the Stocking Wood development. • A number of future pedestrian/cycle link are proposed as part of this development to the west of the site at Abbots Grove, one to the north of the site and to the east of the site to link with the White Pines development to facilitate connectivity.

• Ground levels across the site and relative to adjoining lands are shown on the Contextual Elevations/Sections Drawings by MCORM Architects.

• Photomontages and CGIs of the development prepared by 3D Design Bureau are enclosed. Please also refer to ‘Landscape and Visual’ Chapter of the EIAR.

• Refer to Civils Engineering Report, Floodrisk Assessment and drawings prepared by POGA Engineers.

• Refer to landscape drawings and report prepared by RMD Landscape Architects.

• Refer to Drawing PL107 ‘Part V Plan’ and Drawings nos. PL400 – 402 Part V Floor Plans prepared by MCORM Architects.

• Please refer to the Construction and Demolition Waste Management Plan and Operational Waste and Recycling Management Plan by Traynor Environmental submitted as part of this application.

DEVELOPMENT DESCRIPTION

The development will consist of the following:

• 329 no. residential units comprising 140 no. 2 storey houses (terraced/ semi-detached / detached) (85 no. 3-bed; 53 no. 4-bed and 2 no. 5-bed) and 4 no. 2-5 storey apartment blocks comprising 57 no. 1-bed apartments and 132 no. 2-bed apartment/duplexes.. • A 2-storey crèche (c.295.5 sq.m), a new public park (“Ballycullen Park”), residential pocket parks, communal open space, car parking (surface/undercroft), bicycle parking, bin stores, plant areas/utilities infrastructure. • Vehicular access to be provided from the existing road connection to Stocking Avenue to the west of the site, and via Stocking Wood Drive to the east of the site (with relocation of existing ESB kiosk and associated works to the existing hammerhead providing additional visitor parking for the existing estate). • Pedestrian routes to the boundaries with Abbot’s Grove Park, Stocking Wood Copse and White Pines Park also proposed. • All associated site development works (including site reprofiling), landscaping, boundary treatments and services provision.

The proposed development comprises 329 units and the unit breakdown is as follows:

Unit Type No. of Units Percentage Apartments/Duplexes 189 57% 1 bedroom 57 17% 2 bedrooms 132 40% Houses 140 43% 3 bedrooms 85 26% 4 bedrooms 53 16% 5 bedrooms 2 1% Total 329 100%

RATIONALE FOR THE DEVELOPMENT

The site, which measures c. 10.41 ha gross (c. 7.7ha net when Ballycullen Park is excluded) is the subject of this application for 329 no. residential units comprising apartments, duplexes, and a mix of detached, semi-detached, and terraced houses, along with a creche, significant public open spaces and associated infrastructure, new vehicular and pedestrian accesses, and associated works.

The proposed development site is located within the metropolitan area of Dublin city, within the existing built-up area of Ballycullen, and in close proximity to existing facilities, services, and public transport.

At the same time, the site is very much located at the periphery of the built area of South Dublin and represents the most southerly located piece of undeveloped residential zoned land on the eastern

side of the Ballycullen-Oldcourt LAP. The site has extensive frontage (>675m) onto the open countryside to the site comprising the foothills of the Dublin Mountains.

Indeed the site forms part of the foothills with significant slopes across the site, particularly in the eastern half. As a result there is potential for future development to be visually prominent in the wider area. The challenging topography also limits the options for residential layout and design given the need to provide road and pedestrian access safety and to standard and minimise excessive ground works and re-profiling.

As such the site is unique in the area and requires a specific and bespoke design solution as proposed. Whilst the 2014 LAP recommend a low density, house solution for the lands, this vision clearly conflicts with current national policy which seeks to optimise the yield on zoned and serviced land at urban locations proximate to public transport and services.

At the same time, the site simply cannot accommodate a significant apartment development, as may be achievable on a site of this size with a more even topography. The level of soil removal and reprofiling would be colossal and would result in profound alteration of the site and a development that would be visually dominant across South Dublin and would negatively impact on views to and from the Dublin Mountains.

Nevertheless, given the high quality bus services, and existing facilities in the area, there is justification for delivering a higher density and mix of residential development than prescribed in the LAP.

The overall average net density of 43 uph, and with a mix of 57% apartments/duplexes and 43% houses is considered a suitable and sustainable form of residential development for this site.

DESIGN & LAYOUT

The entire site is zoned “RES-N: To provide for new residential communities in accordance with approved area plans.” The proposed development is in line with these zonings.

Much of the LAP principles are achieved in this design layout including retaining the existing central double ditch of trees and hedgerow along the stream, and the provision of the linear green buffer

which acts as a transition between the rural lands to the south of the site. Furthermore, the proposed development provides the ‘local link street’ as identified within the LAP to connect Stocking Avenue to the north-east.

The proposed development includes a mix of housing types and sizes. These have been laid out throughout the development to create different character areas and to ensure that the design does not become monotonous. The entire layout and design of the housing scheme has been designed to facilitate the considerable rise in the existing topography from the development entry point at the northern boundary to the southern property line..

There are 4 no. character areas within the proposed development to provide each area with a sense of place, this has been achieved using a variety of building typologies, materials, and finishes. Apartment blocks A, B, C and D are all located in character area 4 and have been nestled into the existing site typography both through the incorporation of building height transitions and use the sloping ground level to recess the undercroft / basement car parking. The apartment blocks offer overlooking and passive surveillance to the public park along the southern boundary.

The layout ensures that the public realm, including the open spaces and roads are overlooked and safe spaces. This will provide passive surveillance and create a sense of safety throughout the development.

All of the development criteria and standards have been adhered to including the back-to-back distances between units and the Apartment Guidelines 2018. The details of these are set out in full in the Housing Quality Assessment.

In terms of Daylight & Sunlight it is noted that the proposed development is sufficiently far away from existing neighbouring properties to avoid any issues in relation to loss of light/ overshadowing or loss of privacy.

All of the units will have good access to daylight and sunlight throughout the development. This is due to the proposed layout, the internal layout of the units and the distances between each of the units. This is also true for the development in terms of privacy and overlooking.

Density

The proposed development provides 329 no. residential units on a net developable site area of c. 7ha. This results in a residential density of 43 uph, which is in line with the National Planning Framework and is considered an appropriate density for this location, given the existing low-density development of the surrounding area.

Aspect

There are in total 189 no. apartments of which 53% are dual aspect, in line with the 2018 Apartment Guidelines for suburban or intermediate locations. The layout has been carefully designed to ensure that none of the single aspect units are north facing. All of the houses are multi-aspect.

Open Space and Amenity

The landscaping masterplan has been designed to provide a variety of useable open spaces throughout the scheme that will serve a range of different users. A natural play facility and kickabout area are included in the central park area.

In the proposed scheme, a large public open space (Ballycullen Park) has been provided and which incorporates the two main bands of trees within the centre and eastern boundary of the site. By locating a substantial public open space in this area the layout maximises the benefits that these trees provide to both the residents of this development and the adjoining residential developments.

In addition, a considerable number of dwellings, both houses and apartments, will have a direct physical and visual connection with some form of public open space and in particular those areas characterised by the retention of existing trees and woodland. Other distinctive features of the application site which have influenced the design of this scheme are specifically the views towards the Dublin Mountains and the topography of the land. In consideration of these features and in line with the Ballycullen Old Court Local Area Plan 2014 objectives (Green infrastructure rational), ‘Ballycullen Park’ running east to west along the sites southern boundary with the adjacent rural land has been provided. This linear amenity links the other green spaces proposed and also provides a landscaped buffer between the housing and apartments proposed and the rural amenity to the south. It provides a visually interesting walking path also for the use of the greater community at this location.

To provide more direct, unobstructed views from the houses to this park and the Dublin Mountains, a minimum setback of approximately 20 m from the southern boundary to the proposed building line has been maintained. The houses located on the southern edge of the site enjoy a favourable aspect towards this park.

All of the apartments have private open space facing north/south/ east/ west in line with the Apartment Guidelines, while each house has private rear gardens. All houses also have associated front and rear gardens. The apartments are also provided for communal open space in excess of standards.

Access & Parking

NRB Consulting have carried out an assessment of the existing and proposed road network in their Traffic Impact Assessment. The report addresses the adequacy of the existing road network to safely and appropriately accommodate the worst-case peak hour vehicular demands associated with the development. A Mobility Management Plan and a Road Safety Audit has also been included in the pack. This report has found that there are no adverse traffic / transportation capacity or operational issues associated with the construction and occupation of the proposed development which would prevent planning permission being granted by An Bord Pleanála.

A number of future pedestrian/cycle link are proposed as part of this development to the west of the site at Abbots Grove, one to the north of the site and to the east of the site to link with the White Pines development to facilitate connectivity.

There are footpaths provided on both sides of all streets within the proposed development which ensure there is a safe route for pedestrians throughout the entire scheme. The proposed street layout will provide vehicular access to every residential unit which will help ensure the scheme is universally accessible.

All houses (3-5 bed) are provided with 2 car parking spaces each whilst the 189 apartments/duplexes are provided with 224 spaces. This includes visitor parking to the apartments and results in an average parking ratio of 1.18 spaces per unit.

There is also provision of 4 additional visitor spaces for Stocking Wood Drive as a result of revisions of existing hammerhead and provision of 2nd vehicular access to the proposed development.

Childcare Facilities

The proposed development includes a crèche of c. 295.5 sqm which will cater for c. 56 no. children. McGill Planning Ltd have carried out a Childcare Assessment in Chapter 4 of the EIAR of the area to determine whether a childcare facility is required as part of the proposed development. This assessment determined that there are 30 no. childcare facilities within 2km of the site, 8 no. of which are within 1km of the subject site.

As part of this assessment the 2001 Childcare Guidelines and the 2018 Apartment Guidelines were assessed. It was found that in line with local demographics, the proposed developments projected population, the proposed development is expected to result in a demand for childcare spaces in the range of c. 55 no. childcare spaces. The proposed development will provide a childcare facility which will cater for c. 56 no. children. This childcare facility is located to the north of the subject site, adjacent to the Abbotts Grove entrance which will ensure that the childcare facility is within a short walking distance for both the future population of the proposed development and the existing population in adjacent residential developments.

COMPLIANCE WITH PART V

In accordance with Section 96 of the Planning & Development Act, 2000, as amended, the application includes a draft Part V proposal providing for 36 apartments to be provided in a dedicated block located within the heart of the development.

ENVIRONMENTAL IMPACT

The proposed development measures in excess of 10ha and therefore falls within one of the categories of development specified in Schedule 5 of the Planning and Development Regulations 2001, as amended. As a result the application is accompanied by an Environmental Impact Assessment Report (EIAR), set out in 3 no. volumes. Volume 1 is the Report, Volume 2 is the Appendices and Volume 3 is the Non-Technical EIAR Summary.

NATURA IMPACT ASSESSMENT

An Appropriate Assessment Screening was carried out and submitted with the pre-application to An Bord Pleanála. This screening concluded that following consideration of the location of the Natura 2000 sites in the wider area, the potential hydrological pathway, and that potential impacts may occur, this project must proceed to the next stage of Appropriate Assessment, namely the Natura Impact Assessment.

A Natura Impact Assessment by Whitehill Environmental is included with this application which concludes that with the implementation of the mitigation measures, that the proposed works are unlikely to have the potential to significantly affect the conservation objectives or qualifying interests of the South Dublin Bay / River Tolka Estuary SPA, the South Dublin Bay SAC, North Bull Island SPA and North Dublin Bay SAC. The integrity of these sites are not expected to be adversely affected.

CONCLUSIONS

The proposed residential scheme is in accordance with the residential zoning for the site set out in the County Development Plan. The principle of a significant residential development on this site has also been previously accepted by South Dublin County Council and An Bord Pleanála on this site.

The current proposal represents a sustainable balance between optimising the quantum and mix of residential development possible whilst respecting the environmental qualities, visual amenities, and character of this prominent site at the foothills of the Dublin Mountains.

The development comes with significant public open spaces proposed, including a new public park for the area. The range of open spaces proposed will meet the recreational and amenity needs of the existing and future population in the area.

It has also been demonstrated that the proposed development integrates sensitively with the adjoining residential estates and the existing road infrastructure in an appropriate manner while providing a safe, permeable, and legible layout in line with DMURS.

The existing network has sufficient capacity to incorporate the development into the existing water and drainage supplies for the area.

The design and layout of the proposal, with the mix of houses and apartments, along with a proposed creche, is of high quality and makes the best use of available allocated land in line with best practice. By nestling the higher density buildings into the site’s topography, the design provides a uniquely diverse development with a range of character areas, and a clear sense of place and identity.

In conclusion it is submitted that the proposed residential development is consistent with the County Development Plan, the LAP for the area and in line with Regional and National Planning policy, and we would respectfully request that planning permission is granted for this development.