Social Infrastructure Audit
In respect of
Proposed Residential Development at Windmill, Porterstown, Clonsilla, Dublin 15
Prepared by
John Spain Associates
On behalf of
Kimpton Vale Ltd.
26th November 2019
39 Fitzwilliam Place Dublin 2 Telephone: (01) 662 5803 E-mail [email protected]
Social Infrastructure Assessment Windmill SHD
INTRODUCTION
1.1 On behalf of the applicant, Kimpton Vale Ltd, this Social Infrastructure Audit / Assessment (SIA) has been prepared to accompany the planning application to An Bord Pleanála in relation to a proposed strategic housing development at Windmill, Porterstown, Clonsilla, Dublin 15.
1.2 This report provides a detailed review of the relevant planning policy context in relation to new a residential development Windmill, Porterstown, Clonsilla, with an emphasis on existing childcare and community provision in the area. This report outlines a contextual overview of the area surrounding the site, a review of the social infrastructure within its catchment and identifies the impact of the proposed development on existing facilities and whether they have capacity to cater for the additional population arising from the proposed development.
1.3 Social infrastructure covers many diverse services and facilities. In this instance this SIA has included an assessment of the following:
• Health & Wellbeing- Hospital & Specialist Care, GP & Medical Centres, Dental, Pharmacy’s and Physiotherapy; • Childcare Facilities; • Education - Primary, Post Primary and Further education & Training; • Sports & Recreation- Parks, Playgrounds, Sports Clubs, Fitness Facilities and Recreation; and • Other Community Services- Social Service or Information Centre, Retail, Religion or emergency services.
1.4 The report is structured as follows:
• Site Context • Policy Context • Methodology • Profile of the area • Existing facilities • Assessment of needs • Conclusion • Appendix – List of Facilities
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SITE CONTEXT
Site Description
2.1 The application site extends to approximately 3.73 hectares and is located in the predominantly residential area of Porterstown, Clonsilla which is located approximately 1.4km to the south of Blanchardstown Town Centre. The application site is located to the immediate south and west of the Windmill Terrace, Court and Square residential development, to the east of Diswellstown Road, west of Station Court and north of the Royal Canal.
2.2 The subject site is located within an established residential area with a range of existing social infrastructure facilities including schools, parks and childcare facilities, as detailed in Figure 1 below.
2.3 Coolmine train station is located a short distance to the east of the subject site (approximately 550 metres). The area is also well served by public bus services. Clonsilla Road is serviced by the no. 39 Dublin Bus service travelling to Ranelagh in Dublin City and terminating in Ongar on its outward journey via Clonsilla Road. Services are approximately every 20 minutes. Diswellstown Road (also known as Porterstown Road) is serviced by the No. 37 service.
Figure 1: Subject Site and Surrounding Context (with schools and parks highlighted)
Source: MCORM Architects
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Figure 2: Site Location with Indicative Application Site in Red
Site
Source: Google Maps
RELEVANT PLANNING POLICY CONTEXT
3.1 The key provisions of national and regional planning policy as it relates to the proposed development and this social infrastructure assessment is set out in the following sections. The key policy and guidance documents of relevance to the proposed development are as follows:
• Project Ireland 2040 - National Planning Framework; • Guidelines for Planning Authorities on Sustainable Residential Development in Urban Areas (2009); • Sustainable Urban Housing: Design Standards for New Apartments - Guidelines for Planning Authorities (2018); • Guidelines for Planning Authorities on Childcare Facilities (2001); and • Fingal Development Plan 2017-2023.
Project Ireland 2040 National Planning Framework
3.2 The National Planning Framework (NPF) is the Government’s high-level strategic plan for shaping the future growth and development of our country out to the year 2040. The NPF sets out 50% of future population are to be accommodated within the existing footprint of Dublin and the other 4 cities. This proposed development will contribute to this target.
3.3 The NPF approach includes National Strategic Outcome 10 which seeks to provide ‘access to quality Childcare, Education and Health services.’ While the NPF provides no guidance on what infrastructure is required to service new developments of different sizes, a hierarchy of settlements and related infrastructure notes that cities, i.e. central and/or urban locations, may provide all infrastructure within accessible walking area or accessible on transport networks. Figure 3 below illustrates the hierarchy of settlements and related infrastructure.
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Figure 3: NPF Hierarchy of Settlements and Related Infrastructure
3.4 With the lack of alternative guidance and in order to provide a policy and evidence- based approach within this Social Infrastructure Audit, it is considered that a c. 1km catchment, extending to 2km where relevant, will be utilised to assess the infrastructure within the pedestrian catchment the application site.
3.5 The NPF also includes the following objectives in relation to social infrastructure needs:
NPC 30- Local planning, housing, transport/ accessibility and leisure policies will be developed with a focus on meeting the needs and opportunities of an ageing population along with the inclusion of specific projections, supported by clear proposals in respect of ageing communities as part of the core strategy of city and county development plans.
NPC 31- Prioritise the alignment of targeted and planned population and employment growth with investment in:
• A childcare/ECCE planning function, for monitoring, analysis and forecasting of investment needs, including identification of regional priorities; • The provision of childcare facilities and new and refurbished schools on well located sites within or close to existing built-up areas, that meet the diverse needs of local populations;
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• The expansion and consolidation of Higher Education facilities, particularly where this will contribute to wider regional development, and • Programmes for life-long learning, especially in areas of higher education and further education and training where skills gaps are identified.
3.6 These objectives highlight the need to safeguard and construct policy for key areas of the population, such as children and ageing communities and therefore to ensure that facilities which cater for all aspects of the population are in place in urban areas and areas of increasing development.
Guidelines for Planning Authorities on Sustainable Residential Development in Urban Areas (2009)
3.8 These guidelines were published by the Department of the Environment, Heritage and Local Government in order to set out the key principles that should be adopted within developments and used by the Planning Authorities both in writing their Development Plans and in assessing new developments.
3.9 The Guidelines state that one of the fundamental questions to be addressed during the planning process is “the relationship and linkages between the area to be (re)developed and established neighbourhoods, including the availability of existing community facilities, and the provision of pedestrian and cycle networks.”
3.10 The Guidelines state that Planning Authorities should ensure efficient and integrated provision of schools, childcare, community centres, healthcare facilities and district/neighbourhood centres are made available for the wider community. We note the following requirements set out in the Guidelines that relate to social infrastructure:
- Schools: “No substantial residential development should proceed without an assessment of existing schools’ capacity or the provision of new school facilities in tandem with the development.” This is further clarified as requiring applications for 200+ units to be accompanied by a report detailing the school capacity of the area and the impact of the development. - Childcare: In accordance with the Childcare Guidelines 2001, the Guidelines recommend the provision of one childcare facility (equivalent to a minimum of 20 child places) for every 75 dwelling units. However, the Guidelines state “the threshold for such provision should be established having regard to the existing geographical distribution of childcare facilities and the emerging demographic profile of areas, in consultation with city / county childcare committees. The location of childcare facilities should be easily accessible by parents, and the facility may be combined with other appropriate uses, such as places of employment.” - Community Centres: The Guidelines state that provision of community centres is to be assessed by the local authority but should be in a central area and near public transport facilities. - Healthcare facilities: The Guidelines state that the provision of healthcare facilities should be determined in conjunction with the Health Services Executive and the needs of the elderly and disabled should be taken into consideration in health care facilities, accessibility, caretaking facilities and residential development. - District/Neighbourhood Centres: The provision of new retail in new district or neighbourhood centres will be influenced by the Development Plan Retail Strategy.
Sustainable Urban Housing: Design Standards for New Apartments - Guidelines for Planning Authorities (2018)
3.11 The following outlines the relevant social infrastructure requirements of the Apartment Guidelines 2018 of relevance to this Social Infrastructure Audit.
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3.12 Section 4.7 of the Apartment Guidelines 2018 states the following in relation to childcare facilities:
“Notwithstanding the Planning Guidelines for Childcare Facilities (2001), in respect of which a review is to be progressed, and which recommend the provision of one child- care facility (equivalent to a minimum of 20 child places) for every 75 dwelling units, the threshold for provision of any such facilities in apartment schemes should be established having regard to the scale and unit mix of the proposed development and the existing geographical distribution of childcare facilities and the emerging demographic profile of the area. One-bedroom or studio type units should not generally be considered to contribute to a requirement for any childcare provision and subject to location, this may also apply in part or whole, to units with two or more bedrooms.” (Emphasis added)
Guidelines for Planning Authorities on Childcare Facilities (2001)
3.13 As summarised above, the “Guidelines for Planning Authorities on Childcare Facilities” (2001) indicate that Development Plans should facilitate the provision of childcare facilities in appropriate locations.
3.14 The Guideline recommend that in larger new housing estates, Planning Authorities should require the provision of a minimum of one childcare facility with 20 places for each 75 dwellings. The threshold for provision should be established having regard to existing location of facilities and the emerging demography of the area where new housing is proposed. The Guidelines advise that sites should be identified for such facilities as an integral part of the pre-planning discussions.
3.15 The following definition of Childcare is included in the Guidelines:
“In these Guidelines, "childcare" is taken to mean full day-care and sessional facilities and services for pre-school children and school-going children out of school hours. It includes services involving care, education and socialisation opportunities for children. Thus, services such as pre-schools, naíonraí (Irish language playgroups), day-care services, crèches, playgroups, and after-school groups are encompassed by these Guidelines. Conversely childminding, schools, (primary, secondary and special) and residential centres for children are not covered by these Guidelines.”
Fingal Development Plan 2017-2023
3.16 The following objectives are included in the Development Plan regarding social infrastructure requirements as part of new developments:
- Community Buildings (Objective PM70) “Proposals for large scale residential developments to include a community facility, unless it can be established that the needs of the new residents can be adequately served within existing or committed community facilities in the area.” - Childcare in Residential Developments (Objective PM63) “Facilitate the provision of appropriately scaled children's playground facilities within new and existing residential development”, and (Objective PM76) “Require as part of planning applications for new residential and commercial developments that provision be made for appropriate purpose built childcare facilities where such facilities are deemed necessary by the Planning Authority” - Healthcare in Residential Developments (Objective PM87) “Provide for new or extended health care facilities where new housing development is proposed.”
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METHODOLOGY
4.1 This SIA outlines the existing social and community infrastructure surrounding the subject site, which is available to serve the needs of existing and future residents of the area. The catchment area uses Central Statistics Office (CSO) census data for Small Area Population (SAP’s) within 1km of the site. The 1km buffer intersects 83 no. SAPs as indicated in Figure 4 below.
4.2 The 1km catchment is considered a reasonable area for assessing the community impacted by a proposed development. The assessment also identifies a 2km catchment which is related to a sustainable travel distance by foot, cycling or public transport to access local services and facilities.
4.3 The demographics for this area are included from the 2011 and 2016 Census data, in order to obtain a profile of the area, with a projection made to the next census year of 2022.
4.4 The social and community needs of the proposed development is assessed based on an estimated population of the proposed development based upon the proposed unit mix. In assessing the scheme, regard is had to the population profile of the area to assess the likely impact of the development upon existing facilities and there capacity to cater for the additional population arising from the proposed development.
Figure 4: Catchment Area Base Map
Site 1km
2km
Source: CSO.ie
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PROFILE OF THE AREA
Demographics
5.1 The demographic profile of the area has been reviewed under the following headings:
• Population growth; • Age Profile; • Household Size; and • Predicted Future Demographic Trends.
Population Growth
5.2 Table 1 below outlines the population profile of the catchment area, Fingal and the state.
Table 1 – Catchment Area, County and State Population Change 2011-2016 State Fingal Catchment Area 2011 4,588,252 296,020 22,554 2016 4,761,865 273,991 25,073 Change 173,613 22,029 2,519 Percentage 3.8% 8% 11.17% Source: CSO.ie
5.3 The catchment area shows an overall population increase of 11.17% between 2011 and 2016. The increase in population of the catchment area is significantly above the national average of 3.8% and 8% for the Fingal area. The overall population trend is expected to continue with increased population growth and urbanisation putting pressure on the need for more residential development.
Age Profile
5.4 The age profile is compared across the 2011-2016 time periods to provide a comparison upon which future needs may be developed.
Table 2 – Age Profile in Catchment Area (Census 2011) 0-19 20-39 40-59 60-79 80+ 2011 4,737 8,796 4,737 4,059 225 Percentage 21% 39% 21% 18% 1% of total Source: CSO.ie
Table 3 – Age Profile in Catchment Area (Census 2016) 0-19 20-39 40-59 60-79 80+ 2016 5,642 8,651 5,014 5,390 376 Percentage 22.5% 34.5% 20% 21.5% 1.5% of total Source: CSO.ie
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Table 4 – Age Breakdown (0-19) from Census 2011-2016 2011 2016 % Change % of 0-19 Cohort (2016)
0-4 1,760 1,912 8.6 33.9 5-12 1,716 2,360 37.5 41.8 13-19 1,261 1,370 8.6 24.3 Total 4,737 5,642 19.1 Source: CSO.ie
5.5 The population growth of the catchment area over the five year period from 2011 to 2016 is 11.17% (see table 5). The growth is concentrated within the older age cohorts with a 67% increase in people aged 80+ years. There is a decrease of 1.65% in population aged between 20-39 years old. This cohort still represents the largest population group within the area. Population cohort aged 0-19 years saw a 19% increase and represents 22.5% of the population in 2016.
5.6 The comparison table below would suggest that a continuation of current patterns larger demographic groups will move into the 80+ age group, potentially continuing its high level of growth. This means that while there is a need to facilitate the large population under 19, the largest cohort of growth are people above 60, particularly 80+.
Table 5 – Population Change by Age Cohort Age Group Population 2011 Population 2016 % change 0-19 4,737 5,642 19 20-39 8,796 8,651 -1.65 40-59 4,737 5,014 6.4 60-79 4,059 5,390 33 80+ 225 376 67 Total 22,554 25,073 11.17% Source: CSO.ie
Household Size
5.7 The subject area has the same household size and increase as the national average but is below the avenue at county level.
Table 6 – Household Size State Fingal Catchment Area 2011 2.73 2.94 2.73 2016 2.75 3.06 2.75 Change 0.02 0.08 0.02 Source: CSO.ie
Future Demographic Trends
5.8 The target population increase for Fingal provided for in the Development Plan is a 4.4% increase by 2023. This means that the target population for the subject area by 2023 is 26,176, based on a 4.4% increase to the 2016 population of 25,073.
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Table 7 – Age Profile and Population Prediction 2023 0-19 20-39 40-59 60-79 80+ Total 2016 5,642 8,651 5,014 5,390 376 25,073 Predicted 5,889 9,031 5,235 5,628 393 26,176 2023
5.9 The cohort between ages 0-19 years is predicted to increase by 247, indicating increased future demand on childcare and educational facilities.
5.10 Approximately 54.5% of the of the population fall between the ages of 20 and 59, which could be considered as the primary working years.
Proposed Population
5.11 The proposed development provides for 211 no. residential apartments comprising of 10 no. studio units, 68 no. 1 bed units and 133 no. 2 bed units. The maximum occupancy of the proposed development will be 667 no. people, which has been calculated as follows:
- Studio 10 X 2 person per studio = 20; - 1 bedroom apartment: 68 X 2 people per apartment = 136; - 2 bedroom apartment, 21 X 3 people per apartment = 63 - 2 bedroom apartment; 112 X 4 people per apartment = 448 - Maximum Total – 667 no. bedspaces.
5.12 The total amount of the 667 no. bedspaces which could be occupied by children is c. 170 no. spaces, based on excluding studio and 1 beds apartment units and assuming that all apartment units are occupied by families and no second rooms (2 beds) are occupied by adults, with second rooms occupied exclusively by children. This figure represents a theoretical maximum and as a result it is likely that child occupation levels will be lower than this figure.
5.13 Within the catchment area 22.5% of the population is within the 0-19 year age cohort. If this percentage of 0-19 year cohort is applied to the proportion of 2 bed apartments (511 no. bedspaces), the proportion of this age group is 115 no. persons. Of this age cohort, an estimated 33.9% will be aged between 0.5-4.5 years, which could be assumed to require childcare facilities, which equates to 39 no. persons.
EXISTING FACILITIES
6.1 The baseline survey undertaken identified 135 no. community facilities within 1km and 2km of the development site, as listed in Appendix 1. These developments were broken down into categories and are outlined below. The relevant facilities within the surrounding area have been divided into separate sub-categories as characterised below and presented spatially. These categories are Healthcare and Well Being, Childcare, Education, Sports & Recreation and Other Community Facilities.
Health and Wellbeing
6.2 This assessment identifies and examines the health and wellbeing provision in the area under medical doctors, dentists, mental health professionals, physiotherapists, podiatrists, hospitals and alternative medicine providers.
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6.3 Overall, there are 38 no. health and wellbeing providers in the area, within 2km of the site. 6 no. of these facilities are located within 1km of the site. Connolly Hospital is located just outside of the 2km buffer.
Figure 5 – Map of Health Care Providers in the Area
Site 1km
2km Dentist Physiotherapy Medical Centre / GP Alternative Medicine
Source: Google Maps
Childcare
6.4 The subject site is located in an area with several childcare facilities in close proximity as illustrated in Figure 6 and Table 8 below. 14 no. childcare facilities are located within 1km of the site and a further 11 no. childcare facilities are within 2km of the site.
6.5 For the existing provision of childcare facilities, a survey was undertaken to assess the maximum capacity and any current vacancies.
6.6 Of the childcare facilities in the area, 17 out of the 25 were available or willing to comment on the current capacity/vacancy when contacted.
6.7 Based on results of the survey, the 17 no. facilities which were willing to participate in the survey have an estimated total capacity of 685 no. children’s spaces and a current vacancy of 44 no. spaces.
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Figure 6 – Map of Childcare Facilities
Site
Childcare Facilities
Source: Google Maps and Pobal.ie (childcare facilities)
Table 8: List of Childcare Facilities No. Name Max. Vacancies Type 1km or 2km Capacity 1 Giraffe Childcare Clonsilla 118 0 Full time Part 1 time Sessional 2 Rockfield Montessori School 10 0 Full time Part 1 time Sessional 3 Ginger Bear Day Care 38 9 Full time Part 1 time Sessional 4 Daisy Montessori 44 11 Part time 1 Sessional 5 Teach Na Bpaisti 22 0 Part time 1 Sessional (morning) 6 I love to Learn Montessori 7 0 Part time 1 Sessional (morning) 7 Hope Montessori Autism No response provided 1 Care Centre 8 Parkview Preschool 22 6 Full time Part 1 time Sessional (Morning) 9 Castlefield Montessori School 38 0 Part time 1 Sessional 10 Sticky Fingers 50 0 Full time Part 2 time Sessional
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11 Oakview Lawn Montessori No response provided 2 12 Bee Smart No response provided 2 13 Tir Na nÓg Childcare 43 5 Full time Part 2 Hartstown Montessori & time Sessional Creche 14 Hartstown Montessori 30 4 Part Time 2 Preschool, Hartstown Sessional Community Centre 15 Tir na nÓg Childcare and 32 5 Full time Part 2 Montessori Dublin time Sessional 16 Mi Casa Montessori Pre- No response provided 2 school Summerfield 17 Magic Years Creche 100 0 Full Time 2 18 Castleknock Day Nursery & No response provided 2 Montessori School 19 Mulberry Montessori School 22 2 Part Time 2 sessional 20 Discovery Montessori No response provided <2
21 Little Apples Preschool Ltd 40 0 Full time Part 1 time Sessional 22 Little Wonders Montessori No response provided 1
23 Mischief Makers Montessori No response provided 1
24 Parkview Creche Warren 25 2 Full time Part 1 Avenue time Sessional 25 Luttrell House Creche 44 0 Full time Part 1 time Sessional (Morning) Total 685 44
Education
6.8 As illustrated in Figure 11, there are 3 no. primary schools, 2 no. secondary schools and 2 no. centres for further education located within 1km of the subject site. 5 no. primary schools, 2 no. secondary schools and 3 no. centres for further education are located within 2km of the site. 2 no. secondary schools and a centre for further education are located just outside the 2km radius of the site.
6.9 The Department of Education and Skills provide details on enrolment figures for all primary and secondary schools on an annual basis. The enrolment figures for primary schools in 2018 was 5,802 no. children, dispersed among the 8 no. primary schools in the 2km catchment of the site. The enrolment numbers for secondary schools in 2018 was 5,775 no. spaces in the 6 no. secondary schools located within the 2km catchment of the site.
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Figure 7: Map of Education Facilities
2 3 4
3
4 3 2 5 1 6 5 6 4 5 2
7 Site 1 1
6
8
Childcare Primary Schools Secondary Schools Further Education
Table 9: List of Primary Schools No. Name Enrolment Type 1km or 2km (2018) 1 Scoil Choilm Community School 858 Mixed 1 2 St. Mochta ’s National School 892 Mixed 1 3 St Philip The Apostle NS 565 Mixed 2 4 Sn Oilibheir 243 Mixed 1 5 Saint Francis Xavier Junior and 787 Mixed 2 Senior National School 6 St. Brigids National School 948 Girls 2 7 Scoil Thomais 708 Mixed 2 8 St Patricks National School 801 Mixed 2 Total 5,802
Table 10: List of Secondary Schools
No. Name Enrolment Type 1km or 2km
(2018)
1. Luttrellstown Community 865 Mixed 1
College
2. Colaiste Pobail Setanta 1,102 Mixed <2 3. Hartstown Community School 1,171 Mixed <2 4. Blakestown Community School 455 Mixed 2 5. Scoil Phobail Chuil Mhin 1,029 Mixed 1 6. Castleknock Community College 1,153 Mixed 2 Total 5,775
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Table 11: List of Further Education Centres No. Name 1 km or 2km 1 Blanchardstown Community Training Centre 1
2 Blanchardstown Adult Education Centre 2
3 Blanchardstown Further Education Centre <2
4 FX Makeup Academy 2 5 Beauty Courses 2 6 Nail Fashion Academy Ireland 1
Sports and Recreation
6.10 There is an extensive list of sports and recreation-based amenities within the 1 and 2km catchment area of the application site.
Figure 8 – Map of Sports and Recreational Facilities in the Area
Source: Google Maps
Table 12: List of Sports and Recreation Facilities No. Name Type 1km or 2km 1. Mountview Sport Taekwon-Do Club Sports Club 2 2. Castleknock Celtic Sports Club 2 3. Castleknock Cricket Club Sports Club 2 4. Castleknock GAA club Sports Club 2 5. Porterstown Park Public Park 2 6. St. Peregrines GAA club Sports Club 2 7. Westside Gym Gym / Leisure 2
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8. Golf Course at Luttrellstown Castle Resort Sports Club 2 9. Castleknock Golf Club Sports Club 2 10. Verona FC Sports & Leisure Club Gym / Leisure 2 11. Coolmine Sports & Leisure Centre Gym / Leisure 2 12. Orion Gymnastics Club, Coolmine Sports Gym / Leisure 2 Centre 13. St Mochtas Football Club Sports Club 1 14. Bikram Yoga D15 Yoga Studio 1 15. Millennium Park Public Park 2 16. Hartstown Park Public Park 2 17. Hartstown Huntstown Football Club Sports Club 2 18. Laurel Lodge Public Park 2 19. Leisureplex Blanchardstown Gym / Leisure 2 20. Draíocht Theatre Theatre 2 21. ODEON Blanchardstown Cinema 2 22. Westmanstown Gaels, Beechpark, Clonsilla Gym / Leisure 2 23. Pure Health Yoga Studio 1 24. Ben Dunnes Gyms Gym / Leisure 2
Other Community Uses
6.11 This assessment identifies and examines the remaining facilities in the catchment area and the type of facility they offer. There are a number of facilities in the area including community centres, retail units, religious centres and emergency services. These are identified below.
Figure 9 – Map of Other Community Facilities in the Area
Source: Google Maps
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Table 13: List of Other Community Uses No. Community Centre 1km or 2km 1. Castleknock Community Centre 2 2. Luttrellstown Community Centre 1 3. Diswellstown Community Centre 2 4. Clonsilla Hall 2 5. Mountview Youth and Community Centre 2 6. Blakestown Community & Resource Centre 2 7. Aistear Beo Family Centre 2
No. Retail 1km or 2km 1. Coolmine Industrial Estate (Bucovina Shop, Spice Asia, Bombay 1 Bazaar, Moldova Shop, Netto Blanchardstown, Asian Halal Food, Polo Stores Blanchardstown, Pizza Max) 2. Spar Clonsilla 1 3. Eurospar Hartstown <2 4. Blanchardtown Shopping Centre 2 5. Tesco Superstore, Roselawn Shopping Centre 2 6. Supervalu Blanchardstown 2 7. MACE Blanchardstown 2 8. Get Fresh
No. Religion 1km or 2km 1. Spiritualist Union of Ireland 1 2. The Church of Jesus Christ of Latter-day Saints 2 3. St Mochta’s Church 1 4. Church of St Thomas, the Apostle 2 5. St Brigid’s Church 2 6. Church of St Philip, the Apostle – Mountview 2 7. Church of St. Mary's Servant 2
No. Emergency Services 1km or 2km 1. Blanchardstown Garda Station 2
ASSESSMENT OF NEEDS
Proposed Development
7.1 The proposed development relates to the provision of 211 no. apartments in four no. blocks (Block J, K, L and M), comprising of 10 no. studio units, 68 no. 1 bed units and 133 no. 2 bed units, above an existing basement.
7.2 Block J is a six storey block, including a penthouse level, containing 46 no. apartments. Block K is a six storey block, including a penthouse level, containing 46 no. apartments. Block L and M is an interlinked L-Shaped part six and part eight storey block, including a penthouse level, containing 119 no. apartments. A communal amenity space for residents is proposed at ground floor level of Block L-M.
Proposed Development Demographic Assessment
7.3 The proposed development provides for 211 no. residential apartments comprising of 10 no. studio units, 68 no. 1 bed units and 133 no. 2 bed units. The maximum occupancy for the proposed development will be 688 no. people. This has been calculated as follows:
- Studio 10 X 2 person per studio = 20;
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- 1 bedroom apartment: 68 X 2 people per apartment = 136; - 2 bedroom apartment, 21 X 3 people per apartment = 63 - 2 bedroom apartment; 112 X 4 people per apartment = 448 - Maximum Total – 667 no. bedspaces.
7.4 As per the policy guidelines there is no requirement to include one-bedroom apartments in any analysis of the likely generated demand on childcare facilities that may arise from a proposed new development. This means that studio and one-bedroom apartments can be excluded from the analysis, or 42% of the total units that are part of the development. In other words, approximately 133 no. units can be included in relation to the requirements for an additional childcare facility.
7.5 The total amount of the 667 no. bedspaces which could be occupied by children is c. 170 no. spaces, based on excluding studio and 1 beds apartment units and assuming that all apartment units are occupied by families and no second rooms (2 beds) are occupied by adults, with second rooms occupied exclusively by children. This figure represents a theoretical maximum and as a result it is likely that child occupation levels will be lower than this figure.
7.6 Within the catchment area 22.5% of the population is within the 0-19 year age cohort. If this percentage of 0-19 year cohort is applied to the proportion of 2 bed apartments (511 no. bedspaces), the proportion of this age group is 115 no. persons. Of this age cohort, an estimated 33.9% will be aged between 0.5-4.5 years, which could be assumed to require childcare facilities, which equates to 39 no. persons.
7.7 Due to the proportion of studio and one bedroom apartments within the proposed development, the city wide need for housing for single people and families without children and lack of such available housing within the area, it would be expected that the population of the development will not directly reflect the wider area population and its proportion of 0-19 age cohort and will instead have a much higher proportion of adults across all age ranges.
7.8 While the development is not expected to reflect the current trend in the wider area regarding population increase in 0-19 age cohort, the population trends can be applied to 2+bedroom units as these reflect the current dwelling provision and can be expected to have a similar profile.
Health and Wellbeing
7.9 As outlined above there is a total of 38 no. health and wellbeing providers in the area, within 2km of the site. 6 no. of these facilities are located within 1km of the site. Connolly Hospital is located just outside of the 2km buffer.
7.10 It is evident that there is a wide-ranging number and variety of health care facilities in the area. The available services within the accessible zone meet the service level criteria for a Large Town under the NPF infrastructure hierarchy. This level of provision within 2km constitutes excellent service provision for the community and is considered sufficient to cater for the additional needs of the proposed development.
Childcare
7.11 The proposed demographic profile of the development demonstrates an estimated 115- 170 no. persons aged between 0-19 years. This figure represents a theoretical maximum and as a result it is likely that child occupation levels will be lower than this figure. It is predicted that c. 39 no. persons will be aged between 0.5-4.5 years, eligible for childcare services, based on 33.9% of 0-19 years (representing 5.79% of the
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proposed population) and is indicative of the anticipated demand for childcare services in the area.
7.12 This assessment identifies and examines the existing childcare provision in the area in relation to the overall number of places, their maximum occupancy and any spaces currently available. The proposed development does not provide a creche facility. A justification for the omission of a creche facility from this development is provided below.
Childcare Requirement
7.13 The Guidelines for Planning Authorities on Childcare Facilities (2001) recommend that new housing areas be provided with childcare facilities at a standard of one facility with 20 space for every 75 homes. For the proposed development of 211 no units, this equates to 56 no. spaces (211 / 75 = 2.8 * 56). The review of the Childcare Guidelines, which is due soon, is predicated on the accepted view that the current guidelines are too onerous and lead to a level of childcare facilities that often exceeds market demand particularly in the long term.
7.14 In addition, the recommendations of the 2001 Childcare Facility Guidelines must be considered in the context of the Sustainable Urban Housing: Design Standards for New Apartments; Guidelines for Planning Authorities 2018 which state that:
“Notwithstanding the Department’s Planning Guidelines for Childcare Facilities, which are currently subject to review and recommend the provision of one childcare facility (equivalent to a minimum of 20 child places) for every 75 dwelling units, the threshold for provision in apartment scheme should be established having regard to the scale and unit mix of the proposed development and the existing geographical distribution of childcare facilities and the emerging demographic profile for the area”.
7.15 The Apartment Guidelines also state that “One bedroom or studio type units should not generally be considered to contribute to a requirement for any childcare provision and subject to location, this may also apply in part or whole, to units with two or more bedrooms”.
7.16 Having regard to the Section 28 Apartment Guidelines, it is considered appropriate to discount the 10 no. studio and 68 no. one bed units from the childcare requirements of the proposed development. Thus, the remaining 133 no. 2 bed units would require 35 no. childcare spaces (133 / 75 = 1.78 * 20). This is without taking into account that the remaining 2-bedroom units may not all be occupied by families with children.
Existing Provision of Childcare Facilities
7.17 It is submitted that Section 6 above demonstrated that there is sufficient existing supply of childcare facilities in the area and that they have existing vacancies and potential future capacity to cater for the needs of the proposed development.
7.18 A survey was undertaken to identify the existing provision of childcare facilities within 2km of the development site and to assess the maximum capacity and current vacancies of these facilities. The survey outlines that of the 25 no. childcare facilities within 2km of the site, of which 17 would participate in the survey, that these facilities had a total capacity of 685 no. children’s spaces and a current vacancy of 44 no. spaces. This indicates that capacity exists within the surrounding area to cater for any childcare needs generated by the scheme.
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7.19 In terms of the Childcare Guidelines, the requirement of 35 no. childcare spaces (133 / 75 * 20) represents 5% of the current capacity of childcare facilities in the area and is also below the current vacancy rate of 44 no. spaces.
7.20 It is respectfully submitted that there is sufficient provision at present in the wider area to cater for the childcare needs of the existing and proposed residential development. A direct link to the laneway to the south east, through the public open space, is proposed as part of this application which will improve connectivity to the existing childcare facilities near the site, south of the rail line. It is further argued that due to the low proportion of 2 bed units in the scheme, which would require 36 no. spaces based on the Guideline’s recommendations, it is unlikely to generate a significant additional demand for childcare provision to warrant an additional childcare facility.
Permitted Development
7.21 It is noted that the previous development, permitted under Reg. Ref.: FW15A/0145 for 143 no. residential units comprising 2 no. 1 beds, 131 no. 2 beds and 3 no. 3 beds, did not include for provision of a creche.
7.22 Fingal County Council raised no issues with the previously permitted development not providing a creche facility and accepted the rationale that there is sufficient provision in the wider area to cater for the childcare needs of the proposed residential development. In fact, the childcare requirement for the previously permitted scheme was higher than the proposed development at 38 no. childcare spaces due to the greater proportion of 2 and 3 beds, resulting in a greater childcare requirement. Taking the previously permitted development into consideration, a creche facility on site is not considered to be necessary due to the sufficient provision of facilities in the wider area to cater for the permitted and proposed development.
7.23 Of the 25 no. childcare facilities within 2km of the subject site, the Giraffe Childcare facility, which is located immediately adjacent to the subject site, was extended under Reg. Ref.: F07/0626 in order to increase the maximum number of child places from 85 to 118 no. places. It is respectfully submitted that the Giraffe Childcare facility and other childcare facilities in the vicinity of the site can provide for the proposed development and an additional childcare facility for the site is not required.
7.24 The Board have previously accepted the omission of childcare facilities in respect to other SHD applications such as ABP Ref.: 304196-19 at Clarehall, Malahide Road, Dublin 17 and ABP Ref.: 304068-19 at Roselawn and Aberdour, Stillorgan Road, Foxrock, Dublin 18, amongst others. The Board agreed with the justification put forward not to require a creche facility as part of these developments.
Primary School
7.25 There are 3 no. primary schools within 1km of the subject site and a further 5 no. primary schools within 2km of the site. the total enrolment numbers for the 8 no. primary schools in 2018 was 5,802 no. children.
7.26 Based on the primary school age cohort representing 12% of the total population (based upon the methodology employed by the Department of Education for calculating school demand), the proposed development will create extra demand for 64 no. primary school places (this figure is based the exclusion of studio and 1 beds being excluded and the assumption that all 2 beds apartment units are occupied by families and no second rooms (2 beds) are occupied by adults, with second rooms occupied exclusively by children). This figure represents a theoretical maximum and as a result it is likely that child occupation levels will be lower than this figure.
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7.27 The proposed development will increase demand for primary schools by 1.1% (64 / 5802 * 100). Having regard to this estimated level of demand and the surrounding school capacity within a 2km radius, it is considered that the existing primary education infrastructure can accommodate the predicted increase in demand.
Secondary
7.28 There are 2 no. secondary schools within 1km of the subject site, 2 no. secondary schools within 2km of the site and 2 no. further secondary schools located just outside the 2km radius of the site. The enrolment numbers for the 6 no. secondary schools in 2018 was 5,775 no. spaces. The Department of Education and Skills school building program 2016-2022 does not indicate a need for additional post primary schools within the Porterstown / Coolmine area.
7.29 Based on the post primary school age cohort representing 8.5% of the total population (based upon the methodology employed by the Department of Education for calculating school demand, see document titled ‘The Provision of Schools and the Planning System), the proposed development will create extra demand for 45 post primary school places this figure is based the exclusion of studio and 1 beds being excluded and the assumption that all 2 beds apartment units are occupied by families and no second rooms (2 beds) are occupied by adults, with second rooms occupied exclusively by children).
7.30 The proposed development will increase demand for secondary schools by 0.79% (45 / 5775 * 100). Having regard to this estimated level of demand and the surrounding school capacity within a 2km radius, it is considered that the existing primary education infrastructure can accommodate the predicted increase in demand.
Further Education
7.31 There are 6 no. available further education / training services within 2km of the site. This is considered to be acceptable for an accessible and central urban location under the NPF infrastructure and settlement hierarchy. This level of provision within 2km constitutes excellent service provision for the community.
Sports, Recreation and Other Community Uses
7.32 This assessment demonstrates that there are a number of sports, recreation, community uses and retail within 1km and 2km of the subject site. The area is well served by parks, fitness facilities and sports clubs. The proposed development will provide a direct link to the laneway to the south east, through the public open space, is proposed as part of this application which will improve connectivity to the existing services, amenities and facilities near the site, south of the rail line. This level of provision within 2km constitutes excellent service provision for the community.
CONCLUSION
8.1 Thus, in conclusion it is respectfully submitted that this report has demonstrated that the Social and Community Infrastructure in the area, including the proposed childcare facility, will be sufficient to cater for the needs of the proposed development, as summarised below.
8.2 This report has demonstrated that there are sufficient childcare facilities within the area to cater for the childcare needs of existing residents and the likely increased demand arising from the proposed development.
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8.3 The extra demand created by the proposal for primary and post primary educational facilities will be relatively low in relation to current levels of local provision, and it is submitted that the likely demand for additional school spaces arising from the proposed development will not create undue strain on existing school facilities in the area.
8.4 Health care, community, third-level education and other facilities are all well- represented within the area and cater adequately for the existing residential population and proposed increase that will arise from this development.
8.5 There are a significant range of facilities for sports and recreation within a 2km radius of the site which are considered sufficient to cater for the needs of the additional population in the area which the proposed development will deliver, with a wide range and variety of clubs, pitches and related facilities within reasonable distance of the site.
8.6 The provision of healthcare within the area is also considered to be sufficient to cater for the rise in local population which will result from the proposed development.
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APPENDIX 1 – LIST OF FACILTIES
Health & Wellbeing- Hospital & Specialist Care, GP & Medical Centres, Dental, Pharmacy’s or physiotherapy
Name Description Subcategory Nmt Physical Therapy Clinic Health and Wellbeing Physiotherapy
PhysioCare Blanchardstown Health and Wellbeing Physiotherapy
Somerton Physiotherapy Clinic Health and Wellbeing Physiotherapy Sampson Physiotherapy Health and Wellbeing Physiotherapy
Physiotherapy Dublin - Laurel Lodge Health and Wellbeing Physiotherapy
Blanchardstown Centre Dental Health and Wellbeing Dentist
Luxmed Medical & Dental Clinic Health and Wellbeing Dentist
Village Dental Practice Health and Wellbeing Dentist
Dr Salma Naz Health and Wellbeing Dentist
Smiles Dental Blanchardstown Health and Wellbeing Dentist
The Plaza Dental Practice Health and Wellbeing Dentist
Beechview- Medical, Dental, Skin Clinic Health and Wellbeing Dentist
Harry Kearns Orthodontist Health and Wellbeing Orthodontist
Billy Hayes Dental Health and Wellbeing Dentist
Loomes Dental Health and Wellbeing Dentist
Dr Geoff Lavery Health and Wellbeing General Practise
Healthwell Clinic Health and Wellbeing Medical Centre
Oakwood Medical Clinic, Clonsilla Health and Wellbeing Medical Centre
Clonsilla Medical Centre Health and Wellbeing Medical Centre
Lalloos Acupuncture & Allergy Testing Health and Wellbeing Acupuncture & Clinics Allergy Testing Clinics Dr. Dolores Rafter Health and Wellbeing General Practise
Dr Michael Brennan Health and Wellbeing General Practise
Griffen avenue Health and Wellbeing General Practise
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Cosmedics Dermatology & Aesthetic Health and Wellbeing Dermatology & Clinic Aesthetic Clinic
Dr. Alvise Calamai Health and Wellbeing General Practise
Doctors Surgery Blanchardstown Centre Health and Wellbeing Medical Centre
The Meridian Clinic Health and Wellbeing Medical Centre
D15 G.P., Dr Anas Mansour, MICGP, Health and Wellbeing General Practise MUDR, MD, General Practitioner, Diploma In Dermatology
Revolution Health Health and Wellbeing Medical Centre
Connolly Hospital Blanchardstown Health and Wellbeing Hospital
Dr. Sandor Endredi GP Surgery Health and Wellbeing General Practise
Dr Hassan Al Bayyari, General Health and Wellbeing General Practise Practitioner, Special Interest Dermatology Parks Medical Centre Health and Wellbeing Medical Centre
Childcare Facilities
Giraffe Childcare Clonsilla Education and Childcare Childcare
Rockfield Montessori School Education and Childcare Childcare
Ginger Bear Day Care Education and Childcare Childcare
Daisy Montessori Education and Childcare Childcare
Teach Na Bpaisti Education and Childcare Childcare
I love to Learn Montessori Education and Childcare Childcare
Hope Montessori Autism Care Centre Education and Childcare Childcare
Parkview Preschool Education and Childcare Childcare
Castlefield Montessori School Education and Childcare Childcare
Sticky Fingers Education and Childcare Childcare
Oakview Lawn Montessori Education and Childcare Childcare
Bee Smart Education and Childcare Childcare
Tir Na nÓg Childcare Hartstown Education and Childcare Childcare Montessori & Creche Hartstown Montessori Preschool, Education and Childcare Childcare Hartstown Community Centre Tir na nÓg Childcare and Montessori Education and Childcare Childcare Dublin
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Mi Casa Montessori Pre-school Education and Childcare Childcare Summerfield Magic Years Creche Education and Childcare Childcare
Castleknock Day Nursery & Montessori Education and Childcare Childcare School Mulberry Montessori School Education and Childcare Childcare
Discovery Montessori Education and Childcare Childcare
Little Apples Preschool Ltd Education and Childcare Childcare
Little Wonders Montessori Education and Childcare Childcare
Mischief Makers Montessori Education and Childcare Childcare
Parkview Creche Warren Avenue Education and Childcare Childcare
Luttrell House Creche Education and Childcare Childcare
Education - Primary, Post Primary or Further education & Training
Scoil Choilm Community School Education and Childcare Primary School
St. Mochta’s National School Education and Childcare Primary School
St Philip The Apostle NS Education and Childcare Primary School
Sn Oilibheir Education and Childcare Primary School
Saint Francis Xavier Junior and Senior Education and Childcare Primary School National School St. Brigids National School Education and Childcare Primary School
Scoil Thomais Education and Childcare Primary School
St Patricks National School Education and Childcare Primary School
Luttrellstown Community College Education and Childcare Secondary School
Colaiste Pobail Setanta Education and Childcare Secondary School
Hartstown Community School Education and Childcare Secondary School
Blakestown Community School Education and Childcare Secondary School
Scoil Phobail Chuil Mhin Education and Childcare Secondary School
Castleknock Community College Education and Childcare Secondary School
Blanchardstown Community Training Education and Childcare Further Education Centre Blanchardstown Adult Education Centre Education and Childcare Further Education
Blanchardstown Further Education Education and Childcare Further Education Centre
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FX Makeup Academy Education and Childcare Further Education
Beauty Courses Education and Childcare Further Education
Nail Fashion Academy Ireland Education and Childcare Further Education
Blanchardstown Community Training Education and Childcare Further Education Centre
Community Services- Social Service or Information Centre, Retail, Religion or emergency services.
Castleknock Community Centre Community Service Community Centre
Luttrellstown Community Centre Community Service Community Centre
Diswellstown Community Centre Community Service Community Centre
Clonsilla Hall Community Service Community Centre
Mountview Youth and Community Centre Community Service Community Centre
Blakestown Community & Resource Community Service Community Centre Centre and Employment Support Coolmine Industrial Estate (Bucovina Community Service Retail Shop, Spice Asia, Bombay Bazaar, Moldova Shop, Netto Blanchardstown, Asian Halal Food, Polo Stores Blanchardstown, Pizza Max) Spar Clonsilla Community Service Retail
Eurospar Hartstown Community Service Retail
Blanchardtown Shopping Centre Community Service Retail
Tesco Superstore, Roselawn Shopping Community Service Retail Centre Supervalu Blanchardstown Community Service Retail
MACE Blanchardstown Community Service Retail
Get Fresh Community Service Retail
Spiritualist Union of Ireland Community Service Religion
The Church of Jesus Christ of Latter-day Community Service Religion Saints St Mochta’s Church Community Service Religion
Church of St Thomas, the Apostle Community Service Religion
St Brigid’s Church Community Service Religion
Church of St Philip, the Apostle – Community Service Religion Mountview Church of St. Mary's Servant Community Service Religion
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Blanchardstown Garda Station Community Service Emergency Services
Aistear Beo Family Centre Community Service Community Centre
Sports & Recreation- Parks, Playgrounds, Sports Clubs, Fitness Facilities and Recreation
Blanchardstown Community Training Community Service Training Centre Centre Mountview Sport Taekwon-Do Club Sports and Recreation Sports Club
Castleknock Celtic Sports and Recreation Sports Club
Castleknock Cricket Club Sports and Recreation Public Park
Castleknock GAA club Sports and Recreation Sports Club
Porterstown Park Sports and Recreation Gym
St. Peregrines GAA club Sports and Recreation Sports Club
Westside Gym Sports and Recreation Sports Club
Golf Course at Luttrellstown Castle Sports and Recreation Sports Club Resort Castleknock Golf Club Sports and Recreation Sports Club
Verona FC Sports & Leisure Club Sports and Recreation Sports Club
Coolmine Sports & Leisure Centre Sports and Recreation Sports Club
Orion Gymnastics Club, Coolmine Sports Sports and Recreation Sports Club Centre St Mochtas Football Club Sports and Recreation Public Park
Bikram Yoga D15 Sports and Recreation Public Park
Millennium Park Sports and Recreation Sports Club
Hartstown Park Sports and Recreation Public Park
Hartstown Huntstown Football Club Sports and Recreation Sports Club
Laurel Lodge Sports and Recreation Public Park
Leisureplex Blanchardstown Sports and Recreation Gym / Leisure
Draíocht Theatre Sports and Recreation Theatre
ODEON Blanchardstown Sports and Recreation Leisure
Westmanstown Gaels, Beechpark, Sports and Recreation Park Clonsilla Pure Health Sports and Recreation Gym / Leisure
Ben Dunnes Gyms Sports and Recreation Gym / Leisure
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