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An Bord Pleanála Inspector’s Report Development: Mixed commercial / retail / residential development, demolition of buildings Location: New Road, Kilcock, Co Kildare Planning Application Planning Authority: Kildare County Council Planning Authority Reg. Ref.: 07/1632 Applicant: McGarrell Reilly Con Sammon Contracting Ltd Type of Application: Permission Planning Authority Decision: Grant Permission Planning Appeal Appellants: Waterside Kilcock Property Company Ltd Michael Madden, Buzz Stop, Church St., Kilcock McGarrell Reilly Con Sammon Contracting Ltd Type of Appeals: 3rd v. Grant 1st v. Conditions Date of Site Inspection: 23 rd June 2008 Inspector: Dolores McCague ________________________________________________________________________ PL09.227800 An Bord Pleanála Page 1 of 55 PROPOSED DEVELOPMENT The proposed development is a town centre mixed use development comprising mostly retail use at ground floor with residential, office and storage at upper floors; and under ground car parking. The building extends over much of the site area and is up to four stories high. The development involves the demolition of all existing buildings on the site. The proposed development has a total gross floor area of 18,912m2. The retail element of the proposed development consists of an anchor store and 20 smaller units. The anchor store of 1,910m 2 (gross floor area); is described as 918 m2 convenience and 610 m2 drapery/comparison. The anchor unit will include an off-licence selling alcoholic beverages and a deli which will sell hot food for consumption off the premises. The retail element of the proposed development also includes the establishment of 20 no retail units that have a gross floor area of 1910m2 (48m 2 at first floor). Approximately 771m2 (gross floor area) of office and administration space is located at first, second and third floor levels. A storage area of 556 m2 at first floor is part of the anchor store. Areas for building services are indicated at basement and sub-basement level. There are no building services shown at roof level. The residential element includes a total of 33 no. residential apartments above ground level, (comprising 10 no. 3 bed apartments 18 no 2 bed and 5 no 1 bed ). The residential element has been altered with the omission of Block A. The total development provides 286 no car parking spaces, 57 no. spaces at surface level, 119 no. spaces at basement level and 110 no. spaces sub-basement level. The development also includes the construction of a new road, which will form the first part of an inner relief road, an objective of the Kilcock Local Area Plan which is a plan for the environs of the town in County Meath. Access to the surface, basement and sub- basement car parks will be provided from the new road. The Service access is via an existing shared roadway which continues as a pedestrian access to units no’s 13 to 16 which front onto the surface car park. Private open space is provided as balconies, at roof and podium level. The proposal also includes the provision of public open space ca. 579 sq m adjoining The Square and New Road; provided through building line set backs. The retail development is mainly a covered mall with two entrances at ground level, the main entrance from New Road is only 40m from the Market Square, and the building line is set back from the road edge to form a civic plaza here; the second entrance is from the surface car park at the southern end of the development. The basement and sub-basement car parking is accessible by stairs from the mall and a travelator connects the mall to the basement car park. Two storeys of retail are proposed fronting to the Market Square; two units at ground floor front onto New Road between the Mall entrance and the Market Square and one unit with dual entrances one to New Road and one to the mall is located south of the mall entrance. Four units are accessible only from the surface car-park area and one with dual frontage is accessible from both the surface car park and the mall. ________________________________________________________________________ PL09.227800 An Bord Pleanála Page 2 of 55 The basement car park extends from about 40m south of the Market Square southwards under the remainder of the building, with vehicular access from the south eastern corner of the building. From the Market Square end at first floor level there are: a retail unit on Market Square; a first floor apartment accessed from a shared access to Market Square (3 bedroom 10.5 sq m balcony); followed by two offices and core No 1 fronting to New Road. Core No 1 extends from the sub-basement to the third floor with access to the Civic Plaza at ground level. It provides a stairwell, lifts and disabled toilet. Next to Core No 1 fronting New Road are four dual aspect apartments with elevations towards New Road and facing towards a landscaped area at first floor, accessed from the podium level/ first floor landscaped area. The podium is accessible via Core No 1 (described above), and Core No 2: a stairwell extending from the sub basement to the first floor podium level with an access doorway to New Road; and via Core No 7, an escape stairs which extends from the ground floor surface car park to the first floor podium; and via Core No 3, a stairwell which extends from sub-basement level to the podium at the eastern side of the site. The podium is also accessible via a ramp, which is to be provided for use by emergency vehicles and is connected to the podium at the south eastern corner of the building. Adjoining the four apartments which have an elevation towards New Road is a storage/administration area at the south western corner of the building, located over the delivery area and attached to the anchor store. This area is to the side/rear of existing development on New Road. Adjacent to this storage/administration area, with an elevation towards the surface car park and facing the landscaped area at first floor, are four dual aspect apartments accessed from the podium level/ first floor landscaped area. The second floor is similar to the first floor layout with the exception that it extends only to the rear of the building on Market Square and that in lieu of the storage/administration area there are 4 apartments with a set back from the building line of the first floor store, providing terraces to four apartments. The third floor commences at Core No 1, which accesses a single office at this level. The remainder of the floor is similar to the residential development below with a small set back of the building line, which accommodates larger balconies along New Road. The ground level extends over much of the site. All blocks have elevations to the first floor podium level. From first floor up the development is described as Blocks B, C, D and E. Blocks D and E face New Road and Market Square; Block C at the southern end is to the rear of existing development; and Block B faces the surface car park. Block A which was indicated in earlier submissions, located close to the eastern boundary, has been omitted in consideration of impacts on the adjoining residential development. Part of the development, close to Market Square, utilises a shared entrance off Market Square, which also provides access to a third party office. The proposed development includes a ground floor area, located under the existing first floor of the third party office. The application has been revised during the course of the application process and the final proposal is as described above. ________________________________________________________________________ PL09.227800 An Bord Pleanála Page 3 of 55 The a pplication received 13 th July 2007 was described as mixed use residential, commercial and retail development 21,316 sq m total floor area and maximum height 19.876m; including: convenience anchor 1,910 sq m. (gross) to include an off-licence selling alcoholic beverages and a deli which will sell hot food for consumption off the premises; and 19 retail units at ground floor with a total gross floor area 1,841 sq m; and 771 sq m office and administration space at frist and second floor; 57 apartments (3x1bed, 50x2 bed and 4x3 bed); 276 car parking spaces (30 surface,246 at basement and sub-basement); construction of New Road 105m from which access to the car park will be provided; and high quality public space adjacent to The Square and New Road. Further Information request 6 th September 2007 including requests regarding – more appropriate mix of dwelling types; separate facilities for washing and drying; shortfall in public and private open space; discrepancy in notices re total retail floorspace; submit daylight and shadow projection diagram - there are concerns regarding the height of the proposed development at the south-western portion of the site and the overshadowing and overlooking; submit photomontages from The Royal Canal, which would provide a context from which a proper evaluation of the overall development could be assessed and its impact on adjoining properties; it may be considered that a reduction in height may be deemed necessary; asbestos report; hours of opening; fire safety; toilet and staff facilities and waste facilities; conservation and visual impact report; it is unacceptable to build over the public trunk surface water sewer and two foul sewers; submit longitudinal sections of foul and surface water sewers; design calculations should include 20% for climate change; foul sewers of 150mm will be necessary for most of the development – minimum foul 150mm, minimum surface water 225mm; pumping station has no capacity; surface water attenuation proposals; Traffic Impact Assessment proposes altering the existing traffic flow arrangement and adding a considerable amount of traffic to an existing junction.

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