Proposed Mixed Used Development at Parson Street, Maynooth, Co

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Proposed Mixed Used Development at Parson Street, Maynooth, Co. Kildare

Planning Report

DOCUMENT DETAILS

Client: Glenveagh Homes Limited

Project Title: Planning Report

Project Number: 191150

Document Title: Planning Report

Document File Name: PR – 191150 – 2021.03.16 – F2

Prepared By: MKO Tuam Road Galway Ireland H91 VW84

Rev Status Date Author(s) Approved By 01 Final 16/03/21 SMC GMC

Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

Table of Contents

1. INTRODUCTION ...... 4 1.1 Preamble ...... 4 1.2 Brief Description of the Proposed Development ...... 4 1.3 Structure of the Report ...... 5 2. SITE LOCATION & CONTEXT ...... 7 2.1 Planning Application Strategy ...... 10 3. PLANNING HISTORY ...... 12 3.1 Planning History of Subject Lands ...... 12 3.2 Relevant Planning History for Sites within the Immediate Vicinity ...... 12 4. PRE-APPLICATION CONSULTATION ...... 15 4.1 Pre-planning Discussions with Kildare County Council 10th March 2020 ...... 15 4.2 Pre-planning Discussions with Kildare County Council 24th June 2020 ...... 16 5. PROPOSED DEVELOPMENT ...... 18 5.1 Key Planning Statistics ...... 18 5.1.1 Density Calculation ...... 19 5.2 Ancillary Works ...... 19 6. PLANNING POLICY FRAMEWORK ...... 21 6.1 National & Regional Policy Frameworks ...... 21 6.1.1 National Planning Framework ...... 21 6.1.2 Planning Policy Statement 2015 ...... 22 6.1.3 Design Manual for Urban Roads and Streets ...... 22 6.2 Section 28 Ministerial Guidelines ...... 23 6.2.1 Sustainable Residential Development in Urban Areas 2009 ...... 23 6.2.2 Urban Development and Building Heights – Guidelines for Planning Authorities December 201824 6.2.3 Sustainable Urban Housing: Design Standards for New Apartments Guidelines for Planning Authorities 2018 ...... 25 6.2.4 Childcare Facilities Guidelines for Planning Authorities (2001) ...... 27 6.3 Regional Planning Policy Context ...... 27 6.3.1 Regional Spatial and Economic Strategy for the Eastern and Midland Region 2019-2031 ...... 27 6.4 Local Planning Policy ...... 29 6.4.1 Kildare County Development Plan 2017-2023 ...... 29 6.4.2 Variation No.1 & Core Strategy ...... 31 6.4.3 Statement of Housing Mix ...... 31 6.4.3.1 Development Management Standards ...... 34 6.4.4 Maynooth Local Area Plan 2013-2019 ...... 36 6.4.4.1 Land Use Zoning ...... 36 6.4.4.2 Architectural Conservation Area ...... 37 6.4.4.3 Urban Framework Plan & Design Strategy ...... 38 6.4.4.4 Development Management Standards ...... 41 6.4.4.5 Policy Conclusion ...... 42 7. PLANNING ASSESSMENT ...... 43 7.1 Compliance with Core Strategy ...... 43 7.2 Compliance with Zoning Objectives ...... 44 7.3 Density ...... 45 7.4 Building Heights ...... 45 7.5 Public Open Space & Landscaping ...... 51 7.5.1 Public Plaza ...... 51

Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

7.5.2 Semi - Private Residential Courtyard ...... 52 7.5.3 Curved Street ...... 53 7.5.4 Rectory Gardens...... 54 7.6 Sustainable Urban Housing – Design Standards for New Apartments ...... 54 7.6.1 Unit Typology ...... 54 7.6.2 Housing Quality Assessment ...... 55 7.6.2.1 Apartment Sizes ...... 55 7.6.2.2 Dual Aspect ...... 55 7.7 Access, Parking & Transport ...... 56 7.7.1 Car Parking ...... 57 7.7.2 Cycle Parking ...... 59 7.8 Water and Foul Services ...... 59 7.8.1 Water Supply ...... 59 7.8.2 Surface Water Disposal ...... 59 7.8.3 Foul Water Network ...... 59 7.9 Flood Risk ...... 59 7.9.1 Emergency Access ...... 60 7.10 Childcare Provision ...... 60 7.10.1 School Capacity ...... 61 7.11 Archaeology, Architectural Heritage & Conservation ...... 62 7.12 Compliance with Part V of the Planning and Development Act 2000 in respect of Social Housing ...... 63 7.13 Appropriate Assessment, Invasive Species & Trees ...... 64 7.13.1 Invasive Species ...... 64 7.13.2 Appropriate Assessment ...... 64 7.13.3 Arboricultural Impact Assessment ...... 65 7.13.4 Ecological Impact Assessment ...... 65 8. ASSESSMENT OF POTENTIAL ENVIRONMENTAL IMPACTS ...... 66 8.1 Legislative Context ...... 66 8.2 Screening for Mandatory EIA ...... 66 9. CONCLUSION ...... 68

TABLE OF TABLES Table 1 - Meeting Attendees ...... 15 Table 2 - Meeting Attendees ...... 16 Table 3 - Key Planning Statistics ...... 18 Table 4 - Gross Floor Area ...... 19 Table 5 - Household by Type 2016 ...... 32 Table 6 - Car Parking Standards as outlined in the Kildare County Development Plan 2017-2023 ...... 34 Table 7: Cycle Parking Standards as outlined in the Kildare County Development Plan 2017-2023 ...... 34 Table 8 Site Coverage Standards (Source: Kildare County Development Plan 2017-2023) ...... 34 Table 9 Plot Ratio Standards (Source: Kildare County Development Plan 2017-2023) ...... 35 Table 10 Minimum amenity Space Requirements for Apartments (Kildare County Development Plan 2017-2023) ...... 35 Table 11 - Public & Communal Open Space ...... 35 Table 12 A1 Town Centre - Land Use Zoning Matrix - Maynooth Local Area Plan 2013-2019...... 37 Table 13 Record of Protected Structures in Maynooth (Source: Maynooth Local Area Plan 2013-2019) ...... 38 Table 14 Indicative Residential Densities (Source: Maynooth Local Area Plan 2013-2019) ...... 41 Table 15 - KCC & ABP Applications/Permissions ...... 44 Table 16 Density Guidance ...... 45

Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

Table 17 - Building Height Guidance ...... 46 Table 18 - Open Space & Communal Space ...... 51 Table 19 - Apartment Sizes ...... 55 Table 20 - Dual Aspect Ratio ...... 56 Table 21 Car Parking ...... 57 Table 22 CSO Figures in Maynooth...... 60 Table 23 - School Enrolment ...... 61 Table 24 - Part V ...... 64

TABLE OF FIGURES Figure 1 - Site Location ...... 7 Figure 2 - Site Context (RLB indicative only) ...... 8 Figure 3 - View from Parson Lodge ...... 9 Figure 4 - View from Towpath Figure 5 – Rear of Maynooth Rectory (former) ...... 9 Figure 6 - Rectory Entrance ...... 10 Figure 7 - Residential Buildings & Curtilage ...... 19 Figure 8 - Household Size ...... 32 Figure 9 - Household Size Projection ...... 32 Figure 10 - Household Size by Type ...... 33 Figure 11 Land Zoning Map - Maynooth Local Area Plan 2013 – 2019 (Site Boundary: Indicative only) UPDATE37 Figure 12 Built Heritage – Architectural Conservation Area and Record of Protected Structures (Source: Maynooth Local Area Plan 2013-2019) ...... 38 Figure 13 Urban Design Framework Plan, Expansion Area (Source: Maynooth Local Area Plan 2013-2019) (RLB Indicative Only) ...... 40 Figure 14 Maynooth – Urban Design Strategy (Source: Maynooth Local Area Plan 2013-2019) (RLB Indicative Only) ...... 40 Figure 15 Maynooth – Indicative Layout (Source: Maynooth Local Area Plan 2013-2019) ...... 41 Figure 16 - Population Allocation: Variation No.1 ...... 43 Figure 17 - Height Strategy ...... 51 Figure 18 Public Plaza ...... 52 Figure 19 Courtyard ...... 53 Figure 20 - Curved Street ...... 53 Figure 21 - Rectory Gardens ...... 54 Figure 22 - Proposed Link Road Connection ...... 57

Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

1. INTRODUCTION

1.1 Preamble This report accompanies a planning application for a mixed-use development on behalf of Glenveagh Homes Limited at Parson Street, Maynooth, Co. Kildare. This report provides a comprehensive assessment of the proposed development’s consistency with the relevant planning policy documents at national, regional and local levels. The following policy documents are considered in both the main body of the report and the appendix:

▪ Project Ireland 2040 National Planning Framework; ▪ Rebuilding Ireland: Action Plan for Housing and Homelessness ▪ Sustainable Residential Development in Urban Areas Guidelines 2009 and the associated Urban Design Manual; ▪ Urban Development and Building Heights - Guidelines for Planning Authorities (2018); ▪ Sustainable Urban Housing – Design Standards for New Apartments (2018); ▪ Childcare Facilities – Guidelines for Planning Authorities (2001); ▪ Smarter Travel - A New Transport Policy for Ireland (2009-2020); ▪ Regional Spatial and Economic Strategy for the Eastern and Midland Region 2019-2031 ▪ Kildare County Development Plan 2017-2023 ▪ Maynooth Local Area Plan 2013-2019

The application site is located within the central environs of Maynooth town approximately a 5–10-minute walk from the Town Square and a 2-minute walk from Maynooth Train Station. The site has primary street frontage to Parson Street and secondary public frontage to a section of the Royal Canal. The lands are zoned ‘Town Centre’ and the proposed development comprises a mixed-use proposal which is reflects the sites context and land use zoning.

The applicant has brought together an expert team of sub-consultants to prepare what is a high-quality and contemporary mixed-use development. The project team has worked carefully to ensure that the proposed development responds to the sites context as well as to ensure it is appropriate in the context of the relevant planning policy framework and accords with the proper planning and sustainable development of the local area.

1.2 Brief Description of the Proposed Development The proposed development will consist of the following:

‘Glenveagh Homes Limited intends to apply for planning permission for development on a 1.98 Ha site at Parson Street, Maynooth, Co. Kildare. The application site (1.98 Ha) includes the former Maynooth Rectory which is a Protected Structure (RPS Ref: B05-56) and adjoining lands to the rear. The lands are bounded to the north/ northeast by an agricultural field behind properties fronting Parson Street (with Maynooth Fire Station further beyond) and by the HSE Community Care Centre, to the east/ south by the Royal Canal Greenway and to the west/ northwest by Parson Lodge estate and Parson Street.

The proposed development will consist of a mixed residential and commercial development with a total gross floorspace of c.20,023 sq. m and a single level basement car park of c.8,153 sq. m. The mixed use development comprises c.4,497 sq. m office floorspace including refurbishment and adaptive re-use of the former Rectory building (a Protected Structure, c.688 sq. m including ancillary outhouse structures) and a 2-storey glazed atrium connection to a 3-storey over basement office building; and the provision of 183 no. apartments and ancillary/ commercial development (total c.891 sq. m including concierge, gym, café, creche, tenant amenity and commercial floorspace) in 4 no. blocks ranging in height from 3 to 9 storeys over single level basement shared with the proposed office structure, as follows:

4 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

▪ 183 no. apartments (10 no. studio, 69 no. 1-bedroom, 98 no. 2-bedroom, 6 no. 3-bedroom) in 4 no. separate apartment buildings over shared basement level, as follows: Block A (3 - 4 Storeys) of 27 no. apartments and creche of c.157 sq. m at ground floor level with outdoor play area; Block B (5 - 7 storeys) of 61 no. apartments; Block C (6 storeys) of 29 no. apartments; and Block D (6 - 9 storeys) of 66 no. apartments with ground level concierge (c.137 sq. m), gym (c.126 sq. m), café/restaurant (c.217 sq. m), tenant amenity (c.117 sq. m) and commercial unit (c.137 sq. m);

▪ 4,497 sq. m approx. office floorspace including: refurbishment and adaptive re-use of the protected former Maynooth Rectory (RPS Ref: B05-56), comprising a change of use from residential to office use and associated internal and external alterations and amendments to the protected structure as required (c. 688 sq. m); the provision of a 2-storey glazed link atrium and bridge to the rear (187 sq.m) connecting the refurbished protected structure to a proposed 3- storey over basement office building (3,417 sq. m), with roof terrace to the southeast (c. 188 sq. m) and basement changing facilities (205 sq. m);

▪ The shared basement level provides 209 no. car parking spaces (c. 99 no. office spaces, c. 98 no. residential spaces & 12 no. creche spaces), 400 no. bicycle spaces (c. 145 no. office spaces, c. 255 no. residential spaces), 13 no. motorbike spaces and ancillary plant, bin storage and circulation areas. Surface level car parking is provided including 11 no. car parking spaces (including accessible parking bay & 3 no. creche drop-off spaces) and 30 no. public bicycle spaces;

▪ Primary access to the proposed development will be from Parson Street (R408) and will include widening of the existing entrance (curtilage of protected structure RPS Ref: B05-56), removal of 3 no. existing public car parking spaces on Parson Street (these spaces are relocated inside the proposed entrance), and provision of internal streets and shared surfaces. Secondary pedestrian/cyclist permeable routes and emergency access is provided via a connection to the Royal Canal Towpath. Pedestrian/cycle connectivity to adjoining Parson Lodge estate is also provided.

▪ Public open spaces, communal and private open space areas for the apartments in southern courtyard, landscaping and boundary treatments including regrading/re-profiling of site where required, public lighting, play equipment, outdoor seating areas, street furniture, signage, bin stores, ESB substations and ESB Switchroom, Sustainable Urban Drainage Systems and all other site development works and services ancillary to the proposed development.

1.3 Structure of the Report Following this Introduction section, the Planning Report is set out as follows:

Section 1 Introduction

Section 2 Provides a description of the site’s context within the surrounding area.

Section 3 Itemises the relevant planning history of the application site and other relevant sites in the surrounding area.

Section 4 Details pre-application consultation discussions which have informed and shaped the proposed development

Section 5 Provides a description of the proposed scheme.

5 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

Section 6 Provides an overview of the relevant national, regional, and local planning policy framework.

Section 7 Provides a planning assessment of the proposed scheme by setting out the following: ▪ The principle of the proposed development and compliance with the pertinent planning policy framework ▪ Design approach to the proposed development ▪ Childcare Facility ▪ Access, Parking & Transport ▪ Water and Foul Services ▪ Flood Risk ▪ Ecological Assessment of the development site ▪ Housing Quality Assessment

Section 8 Provides an insight into the legislative context surrounding environmental impacts of the proposed development.

Section 9 Conclusion

6 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

2. SITE LOCATION & CONTEXT The application site is located within the central environs of Maynooth town approximately 390m south west of the Town Square and a 2-minute walk from Maynooth Train Station. The site has primary street frontage to Parson Street and secondary public frontage to a section of the Royal Canal. The site contains the former Maynooth Rectory (a protected structure) and associated outbuildings and grounds. The rectory grounds and a narrow laneway connects the site to Parson Street which bounds it to the northwest, while the towpath of the Royal Canal bounds the site to the south. The proposed development boundary (see Figure 2 below) extends northwards up Parson Street terminating just to the south of St. Mary’s Church. The canal harbour known locally as ‘Dukes Harbour’ abuts the south-eastern corner of the site, while there are modern housing developments and a commercial property to the west and northeast respectively.

In addition to the Maynooth Rectory and its curtilage the lands consist primarily of grassland and wild shrub areas. The lands are situated south-east of St. Patrick’s College. The surrounding area is characterised by residential, and community uses. The site immediately adjoins the towpath of the Royal Canal and there exists a pedestrian footbridge over the canal lining the towpath and Maynooth Train Station. There are a range of shops, services and amenities located in Maynooth Town Centre in close proximity to the application site. The application site is identified in Figures 1-7 below.

Subject Site

Figure 1 - Site Location

7 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

Subject Site

Figure 2 - Site Context (RLB indicative only)

The Rectory building on the site is a protected structure (RPS Ref. B05-56) and is listed on the National Inventory of Architectural Heritage (NIAH) as being a building of ‘regional’ significance. A portion of the application site is also located in the Maynooth Architectural Conservation Area.

The application site is located 1.9 km from the Rye Water Valley/Carton SAC. The Royal Canal is a Proposed Natural Heritage Area. The application site is located in the South Eastern Catchment Flood Risk Assessment and Management (CFRAM) Area which includes hydraulic modelling of the Taghadoe River. The CFRAM study indicates that Parson Street and parts of the application site may be liable to flooding during the 100- and 1000-year Mid-Range Future Scenarios.

The tow path of the Royal Canal adjoins the southern boundary of the application site (Figure 4). The proposed link between the tow path and the application site will facilitate excellent pedestrian connectivity to the east and west as well as to the south (including the train station). In addition to this, the towpath is a valuable amenity in itself which will benefit future users of the application site.

8 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

Figure 3 - View from Parson Lodge

Figure 4 - View from Towpath Figure 5 – Rear of Maynooth Rectory (former)

9 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

Figure 6 - Rectory Entrance

2.1 Planning Application Strategy

The proposed development comprises the following elements:

▪ Residential: 183 units (14,889 sq.m inc. residents amenity and concierge) ▪ Basement Car Park: 8,341 sq.m ▪ Office including Rectory Building and Ancillary Buildings: 4,292 sq.m ▪ Creche: 157 sq.m ▪ Gym: 126 sq.m ▪ Café: 127 sq.m ▪ Commercial Unit: 137 sq.m

We note that Planning and Development (Housing) and Residential Tenancies Act 2016 set out criteria for developments which must be made directly to An Bord Pleanála as a Strategic Housing Development application. This typically encompasses proposals that include 100 no. residential units or more and which meet other criteria. Section 3 of the Planning and Development (Housing) and Residential Tenancies Act 2016 set out the relevant criteria as follows:

(i) the cumulative gross floor area of the houses or student accommodation units, or both, as the case may be, comprises not less than 85 per cent, or such other percentage as may be prescribed, of the gross floor space of the proposed development or the number of houses or proposed bed spaces within student accommodation to which the proposed alteration of a planning permission so granted relates, and

(ii) the other uses cumulatively do not exceed—

(I) 15 square metres gross floor space for each house or 7.5 square metres gross floor space for each bed space in student accommodation, or both, as the case may be, in the proposed development or to which the proposed alteration of a planning permission so granted relates, subject to a maximum of 4,500 square metres gross floor space for such other uses in any development, or

10 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

(II) such other area as may be prescribed, by reference to the number of houses or bed spaces in student accommodation within the proposed development or to which the proposed alteration of a planning permission so granted relates, which other area shall be subject to such other maximum area in the development as may be prescribed.

While the proposed development provides for 100-no. units or more the cumulative non-residential floorspace comprises 4,929 sq.m and therefore exceeds the relevant threshold to be considered a Strategic Housing Development. Furthermore, the residential and commercial elements of the proposed development are inextricably linked by the provision of one shared basement car park. On this basis the planning application is being submitted to Kildare County Council under Section 34 of the Planning and Development Act 2000 (as amended).

11 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

3. PLANNING HISTORY

3.1 Planning History of Subject Lands A review of the Kildare County Council online planning application mapping system indicates that there have been no recent planning applications made in respect of the application site. The following planning applications have been lodged in respect of the application site:

Pl. Ref. No.: 94/119 Applicant: Walter Hayley Development Description: Erection of a porch / folly LA Decision: Granted (14/07/1994)

Pl. Ref. No.: 80/1025 Applicant: W Hayley Development Description: Side and rear boundary wall LA Decision: Granted (30/03/1980)

3.2 Relevant Planning History for Sites within the Immediate Vicinity Pl Ref: 07/2044 Applicant: P & G Dormer Description: Demolition of houses numbered 12, 13 and 14 Parson Street, erection of two-storey extensions to side of houses numbered 11 and 15 Parson Street, erection of three number blocks of varying heights up to five number storeys, consisting of seven number retail units, one number crèche and three number restaurants, having a combined total floor are of 1,744 square metres, 98 number residential units, consisting of eight number two-bedroom duplexes, 26 number one bedroom apartments, 57 number two-bedroom apartments, seven number three bedroom apartments, one number basement containing a total of 143 number car parking spaces, new road with access off Parson Street with provision for future road as per the local area action plan and all associated site works, at Parson Street, Maynooth, County Kildare. LA Decision: Refused (22/05/2008) ABP Decision: [ABP Ref.: PL. 09.229682]: Refused (10/12/2008)

Comment Each of the refusal reasons from An Bord Pleanála in respect of this decision are set out below and a response is provided in the context of the development proposal which is the subject of this planning application.

Reason No.1 Having regard to the zoning of the site in the Maynooth Development Plan 2002, for town centre uses, including retail, commercial, office and civic use and to its location within an area that has been designated for mixed use town centre development in the Maynooth Harbour Action Area Plan 2006, it is considered that, by reason of the excessive number of residential units, the proposed development would conflict with the guidelines as set out in the action area plan and would materially contravene the development plan. The proposed development would, therefore, be contrary to the proper planning and sustainable development of the area.

Response The subject lands (Ref: 07/2044) were zoned ‘Objective A – Town Centre’ in the Maynooth Development Plan 2002. The zoning objective for this zoning was ‘to provide for the development and improvement of appropriate town centre uses including retail, commercial, office and civic use’. The proposed development comprised c. 1,744 sq.m of commercial floorspace and c. 9,756 sq.m of residential

12 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

floorspace. This equated to a development which was 85% residential to 15% commercial. Both Kildare County Council and An Bord Pleanála considered this to be an appropriate use mix given the zoning objective of the subject site.

The site to which this planning application relates is zoned ‘A1 Town Centre’ in the Maynooth Local Area Plan 2013-2019. The A1 Town Centre Zoning Objective states it is an objective ‘to provide for the development and improvement of appropriate town centre uses including retail, commercial, office, residential, amenity and civic use.’ The proposed development comprises 14,889 sq.m of residential floorspace and 4,929 sq.m of commercial floorspace which equates to a 75% to 25 % residential/commercial floorspace. The current land use zoning makes specific reference to residential as a town centre use whereas the Maynooth Development Plan 2002 did not identify residential as a town centre use. This change to the land use zoning arguably reflects the fact that residential uses are now seen a critical component of a successful and vibrant town/city centre’ The use mix proposed in the subject planning application is considered to represent an appropriate balance in terms of the site’s location and in terms of the current land use zoning objective. In addition, the proposed development includes for a commercial plaza area adjoining the tow path of the Royal Canal. This area provides a degree of civic amenity and a focus for commercial uses which provides a town centre ‘feel’ to this area of the application site. This area will benefit from footfall from the Royal Canal tow path and the adjoining train station.

Reason No.2 ‘Having regard to the scale, height and design of the proposed development and its location within a designated Architectural Conservation Area in close proximity to the Royal Canal Conservation Area, which itself is a designated Natural Heritage Area, and the number of protected structures in the vicinity, the proposed development would be out of character with the surrounding area, would be visually obtrusive and would seriously injure the amenities of the Royal Canal. The proposed development would, therefore, be contrary to the proper planning and sustainable development of the area.’

Response This planning application was made in respect of lands located immediately to the north of the application site. The planning policy context at the time this decision was made was restrictive in terms of heights and density. For example, both KCC and ABP considered that appropriate density for the subject site to be approximately 50 units per hectare based on prevailing guidance at the time. The proposed development comprised a residential density of 108 units per hectare. Furthermore, the Harbour Area AAP that was in place at the time the decision was made limited building heights in the area to 10.5 metres. The proposed development exceeded this height restriction with some elements extending to 5 storeys in height. In the intervening period, since this decision was made there has been a substantial shift in national planning policy and guidance which now encouraged higher densities and increased building heights at suitable locations. The proposed development is such a suitable location and has been designed in accordance with contemporary planning guidance and policy.

Reason No.3 ‘Having regard to the substandard provision of communal open space, the inadequate internal separation distances and the excessive residential density, it is considered that the proposed development would constitute overdevelopment of the site and would seriously injure the residential amenities of future occupants. The proposed development would, therefore, be contrary to the proper planning and sustainable development of the area.’

Response As outlined above it is considered that the planning policy context as it relates to density and height had evolved considerably since the decision was made in respect of Pl. Ref. No: 07/2044. More detail in respect of the density proposed as part of the subject planning application is set out in Section 7.3 of this Report. The proposed development also includes for a significant quantity of high-quality amenity space for future residents. More detail in respect of this matter is set out in Section 7.5 of this Report.

13 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

Reason No.4 Having regard to the scale, height, layout and orientation of the proposed development the inadequate internal separation distances, its close proximity to adjoining site boundaries and existing houses, and its failure to take account of the overall development potential of the area, it is considered that the proposed development would be overbearing and would seriously injure the residential amenities of the existing and proposed properties, by way of overlooking and overshadowing. The proposed development would, therefore, be contrary to the proper planning and sustainable development of the area.

Response The siting, design and general arrangement of the proposed development have been the subject of careful consideration to ensure that there is no adverse impact on the amenity of the existing properties in the vicinity. More detail in respect of this matter can be found in the enclosed Architectural Design Statement prepared by Henry J Lyons Architects. This planning application is also accompanied by a Daylighting and Sunlighting Report prepared by IES Ltd which demonstrates that there will be no overshadowing of adjoining properties.

14 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

4. PRE-APPLICATION CONSULTATION To date 2 no. pre-application consultations have taken place with Kildare County Council (KCC) in respect of the proposed development. KCC’s reference for the pre-planning consultation is Ref: PP4760. A summary of the main issues discussed at the meetings are set out below.

4.1 Pre-planning Discussions with Kildare County Council 10th March 2020

A pre-planning consultation took place with Kildare County Council on 10th March 2020. The following people were in attendance.

Attendees Name / Abb. Org. Name/ Abb. Org.

Justin Farrelly (JF) – Glenveagh Eoghan Lynch (EL) – KCC Present Planning

Jason Van Hout (JVH) - Glenveagh Gary Farrelly (GF)– KCC

Planning

Dualta Jones (DJ)- HJL Chanel Ryan (CR)– Fire Service

Finghín Curraoin (FC) – HJL Siobhán O’Dwyer (SOD)– KCC Transport

Gus McCarthy (GMC)- MKO George Willoughby (GW)–

KCC Transport

Sean McCarthy (SMC)- MKO Walter Holden (WH) – KCC

Architects

Brian Carroll (BC)– Tobin P. Harrington (PH)– KCC

Architects

Ronan Murtagh (RM)- Tobin S.Aylward (SA) – KCC Clane/Maynooth MD

John Cronin (JC) – JC&A David Hall (DH) – KCC Water Services

Table 1 - Meeting Attendees

A number of matters were discussed at this meeting and they can be summarised as follows.

▪ Application Strategy ▪ Design Rationale for the proposed scheme

15 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

▪ EIAR Threshold ▪ Traffic & Parking ▪ Pedestrian & Cyclist Connectivity ▪ Flood Risk ▪ Drainage Proposals ▪ Building Height and Dual Aspect ▪ Prescence of Japanese Knotweed on application site ▪ Fire Safety ▪ Creche Provision

4.2 Pre-planning Discussions with Kildare County Council 24th June 2020 A pre-planning consultation took place with Kildare County Council on 24th June 2020. The following people were in attendance at this meeting.

Table 2 - Meeting Attendees Attendees Name / Abb. Org. Name / Abb. Org. Jason Van Hout Glenveagh Eoghan Lynch (EL) Senior Present (JVH) Executive Morgan Casey Tobin Gary Farrely (GF) AssistantPlanner Planner Aimee McAvoy HJ Lyons George Willoughby (GW) Road & (AM) Transport Engineer Dualta Jones (DJ) HJ Lyons

Niall Fitzgerald HJ Lyons (NF)

John Cronin (JC) John Cronin & Associates Justin Farrely (JF) Glenveagh

Richard Jolly (RJ) Ait Urbanism & Landscape Sean McCarthy MKO (SMC)

Eoin Newman MKO (EN)

A number of matters were discussed at this meeting and they can be summarised as follows.

16 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

▪ Quality of CGI’s/Photomontages ▪ Proposed access ▪ Parking provision & existing parking on Parson Street ▪ Layout of the development ▪ Dual aspect ▪ Traffic Impact Assessment ▪ Daylight & Sunlight ▪ Public & Pedestrian Access ▪ Glazed Link Bridge ▪ Arboricultural Assessment ▪ Ecology ▪ Emergency Access ▪ Public Lighting ▪ Construction Management Plan ▪ Water services

The pre-planning consultations facilitated beneficial discussions in relation to a number of key engineering and architectural considerations relating to the proposed development. These discussions have informed how the scheme has been developed in the period since consultations occurred and have been incorporated into the development proposal which is the subject of this planning application.

17 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

5. PROPOSED DEVELOPMENT

5.1 Key Planning Statistics An overview of the key planning statistics is set out in tabular format below.

Table 3 - Key Planning Statistics Planning Statistics Proposed Development National Policy Local Policy Standards Standards Application Site 1.98 ha N/A N/A Area (development footprint excluding Parson Street) Residential 1.29 ha1 N/A N/A Development Site Area Gross Floor Area 28,176 sq.m (See Table 4 N/A N/A below)

Density * 142 units per ha >45 units per ha Higher (units per ha) Densities Generally Promoted (50 units per Ha+) Public Open Space Residential Content: 1,125 sq.m 15% of Site 2,260 sqm Area (18% of Site Area)

Total Site: 5,292 sq.m (29% of Site Area) Parking 220 no. car parking spaces No minimum standards KCDP are provided to serve the provided in SRDUA2. Standards development. (209 no. Require spaces in basement and maximum of 11 no. at surface level). 471 spaces for the proposed development

Bicycle Parking 430 spaces provided SRDUA requirement 275 (as per for residential content – SRDUA) 275 spaces * More detail on density calculation is set out below

1 The application site totals 1.98 Ha in area. 1.82 Ha of the site is in the ownership of the applicant. The remainder of the application site (0.12 Ha) is in the ownership of Kildare County Council. The inclusion of lands in KCC’s ownership is required to facilitate service connections.The residential element of the proposed development (building footprint and curtilage) comprises 1.29 Ha. 2 The Apartment Guidelines state that ‘the default policy is for car parking provision to be minimised, substantially reduced or wholly eliminated in certain circumstances.’

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5.1.1 Density Calculation

The proposed development provides a mixture of uses. In order to calculate an accurate residential density, it is necessary to identify an area which comprises the residential content and its curtilage. This area is illustrated in Figure 7 below and comprises 1.29 Ha. On this basis the residential density of 142 units per hectare is calculated.

Figure 7 - Residential Buildings & Curtilage

Table 4 - Gross Floor Area Description of Area/Unit Quantum of Gross Floor Area(sqm) Residential GFA (inc. residential amenity 14,889 area and concierge) Basement Car Park 8,153 Office GFA (inc. Rectory Building and 4,497 Ancillary Buildings) Creche 157 Gym 126 Café 217 Commercial Unit 137 Total 28,176

5.2 Ancillary Works As part of the development proposal, it is considered that works will be required to upgrade the existing Rectory Entrance to adequately cater for the development. These works will require the removal of approximately 20m of on street parking (removal of 3 no. parallel parking bays) addition to the removal

19 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

of approx. 10m of the existing Rectory wall fronting onto Parson Street, in order to maintain the required visibility for traffic accessing and exiting the site as per the Design Manual for Urban Roads and Streets.

These ancillary works also require the building out and widening of the existing entrance which in turn would increase the width of the footpath around the entrance providing better safety to vulnerable road users. The proposed entrance would align with a new proposed link road with the Maynooth Local Area Plan 2013-2019 as closely as possible within the confines of the site opening the remainder of the back lands area and to Leinster Street for future development. The proposed entrance would also ensure increased pedestrian and cyclist permeability for the Canal Tow Path, St. Patrick’s College, the Town Centre and Harbour Field areas and generally increase connectivity in the wider area.

In addition to the above it will also be necessary to provide a public sewer connection for the proposed development between the application site and a connection point on Parson Street (approx. 65m north of application site entrance). Details in respect of these ancillary works are identified in the enclosed engineering package prepared by Tobin Consulting Engineers.

20 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

6. PLANNING POLICY FRAMEWORK The current statutory planning policy documents for the subject lands are the Kildare County Development Plan 2017-2023 (KCDP) and the Maynooth Local Area Plan 2013-2019 (MLAP). There are a number of other relevant planning policy documents that inform the MLAP, and these are also summarised in this section.

6.1 National & Regional Policy Frameworks

6.1.1 National Planning Framework The Department of Housing, Planning, and Local Government recently published the National Planning Framework (NPF) entitled ‘Ireland 2040’ to succeed the National Spatial Strategy (NSS). The NPF comprises the Government’s proposed long-term strategic planning framework to guide national, regional and local planning and investment decisions over the next 25 years.

It is intended that the NPF will be a high-level document that will provide the framework for future development and investment in Ireland, providing a long-term and place-based aspect to public policy and investment, and aiming to coordinate sectoral areas such as housing, jobs, transport, education, health, environment, energy and communications, into an overall coherent strategy. The NPF has a number of directly relevant national policy objectives that articulate delivering on a compact urban growth programme. These include:

National Policy Objective 2a: ‘A target of half (50%) of future population and employment growth will be focused in the existing five Cities and their suburbs’

National Policy Objective 3a: ‘Aims to Deliver at least 40% of all new homes nationally, within the built-up footprint of existing settlements.’

National Policy Objective 4: ‘Ensure the creation of attractive, liveable, well designed, high quality urban places that are home to diverse and integrated communities that enjoy a high quality of life and well-being.’

National Policy Objective 5: ‘Develop cities and towns of sufficient scale and quality to compete internationally and to be drivers of national and regional growth, investment and prosperity.’

National Policy Objective 6: ‘Regenerate and rejuvenate cities, towns and villages of all types and scale as environmental assets, that can accommodate changing roles and functions, increased residential population and employment activity and enhanced levels of amenity and design quality, in order to sustainably influence and support their surrounding area.’

National Policy Objective 13: ‘In urban areas, planning and related standards, including in particular building height and car parking will be based on performance criteria that seek to achieve well-designed high- quality outcomes in order to achieve targeted growth. These standards will be subject to a range of tolerance that enables alternative solutions to be proposed to achieve stated outcomes, provided public safety is not compromised and the environment is suitably protected.’

National Policy Objective 33:

21 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

‘Prioritise the provision of new homes at locations that can support sustainable development and at an appropriate scale of provision relative to location.’ National Policy Objective 34: ‘Support the provision of lifetime adaptable homes that can accommodate the changing needs of a household over time.’

National Policy Objective 35: ‘Increase residential density in settlements, through a range of measures including reductions in vacancy, reuse of existing buildings, infill development schemes, area or site- based regeneration and increased building heights.’

There is clearly a strong policy justification for the proposed development in the context of the National Planning Framework. The NPF sets a clear strategy in relation to the delivery of housing and also the density of residential development. Therefore, the proposed development which constitutes the provision of additional residential development within an existing established settlement and residential area clearly accords with the provisions of the National Planning Framework.

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

6.1.3 Design Manual for Urban Roads and Streets The Design Manual for Urban Roads and Streets (DMURS), 2013, sets out design guidance and standards for constructing new and reconfiguring existing urban roads and streets in Ireland. DMURS aims to end the practice of designing streets as traffic corridors, and instead focus on the needs of pedestrians, cyclists, and public transport users. DMURS notes that permeable layouts provide more frequent junctions which have a traffic calming effect as drivers slow and show greater levels of caution.

The primary objectives of DMURS are as follows:

i. Prioritise pedestrians and cyclists in urban settings without unduly compromising vehicular movement. ii. Provide good pedestrian permeability and connectivity in urban environments in order to encourage walking. iii. Implement speed reduction measures to provide safe interaction between pedestrians, cyclists and motorists. iv. Create attractive streetscapes through the design of roads and footpaths with careful consideration given to landscaping and selection of surface finishes.

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

There are good pedestrian and cycling linkages to the proposed Development site with footpath access to the site off Parsons Street. Maynooth Town Centre is a less than 5-minute walk away from the proposed development site with access to further public transport links available from here.

The following public transport links / amenities are within walking distance from the proposed development site:

▪ Direct Access to Royal Canal Tow Path

22 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

▪ 5min walk to Maynooth Train Station ▪ 5min walk to Dublin Bus Stop @ Glenroyal Hotel ▪ 5min walk to Straffan Road Bus Stop ▪ 5min walk to Maynooth Town Centre and Main Street ▪ 10min walk to Maynooth College Bus Stop ▪ 10min walk to Maynooth Leinster Park Bus Stop.

Maynooth University College, local national and secondary schools are also located within short walking distance of the proposed development. The site can be classified as an accessible, urban location as defined by the criteria set out in section 4.20 of the DHPLG Design Standards for New Apartments. It is envisaged that the site will have a low vehicle trip generation due to its proximity to the town centre and high frequency transport links located nearby within comfortable walking distance.

Pedestrians and cyclists will be accommodated at the primary access but can also access the development through several dedicated pedestrian/cycle only access points off the Tow Path and Parsons Lodge. By providing these additional links the strategy seeks to provide permeability through the centre of the masterplan lands for pedestrians and cyclists, whereas the vehicular traffic movements are primarily focused in a specific area. A total of 430 cycle parking spaces are provided within the proposed development which is well in excess of the provision required within the Development Plan. There are 400 long stay resident bicycle parking spaces located in the basement in two secure and well-lit communal zones. These long stay bicycle parking spaces are easily accessible to occupants and within 50 meters of the occupant’s destination.

The communal spaces employ a mix of user-friendly stacked parking systems and standard Sheffield bicycle stands. The mixture of bicycle parking systems maximises circulation space and differing usability of the residents. Access is provided by two bicycle stairs one adjacent the main ramp and another within the central courtyard. 48 short stay visitor parking spaces are provided by Sheffield bicycle stands at surface level. Located in highly visible areas which are easy to access and well lit; designed for ease of use by the public and visitors to the development. They are no further than 25 meters from main entry points.

Please refer to the enclosed TTA and DMURS Compliance Statement, prepared by Tobin’s Consulting Engineers for further detail which is enclosed with this submission.

6.2 Section 28 Ministerial Guidelines

6.2.1 Sustainable Residential Development in Urban Areas 2009 The provisions of these Guidelines should be reflected in development plans and local area plans, and which should guide the preparation and assessment of planning applications for residential development in urban areas. A fundamental goal of these guidelines is to ensure the delivery of residential developments which:

▪ Prioritise walking and cycling and reduce the need to use cars; ▪ Deliver a quality of life which residents and visitors are entitled to expect, in terms of amenity, safety and convenience; ▪ Provide a good range of community and support facilities, where and when they are needed and that are easily accessible; ▪ Present an attractive, well-maintained appearance, with a distinct sense of place and a quality public realm that is easily maintained; ▪ Are easy to access for all and to find one’s way around; ▪ Promote the efficient use of land and of energy, and minimise greenhouse gas emissions; ▪ Provide a mix of land uses to minimise transport demand; ▪ Promote social integration and provide accommodation for a diverse range of household types and age groups;

23 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

▪ Enhance and protect the green infrastructure and biodiversity; and ▪ Enhance and protect the built and natural heritage

The Guidelines specify appropriate densities for a range of settlement types. In large towns and cities, the Guidelines state the following:

‘Walking distances from public transport nodes (eg. Stations/halts/bus stops) should be used in defining such corridors. It is recommended that increased densities should be promoted within500 metres walking distance of a bus stop, or within 1km of a lightrail stop or a rail station. The capacity of public transport (e.g. the number of train services during peak hours) should also be taken into consideration in considering appropriate densities. In general, minimum net densities of 50 dwellings per hectare, subject to appropriate design and amenity standards, should be applied within public transport corridors, with the highest densities being located at rail stations / bus stops, and decreasing with distance away from such nodes. Minimum densities should be specified in local area plans, and maximum (rather than minimum) parking standards should reflect proximity to public transport facilities.’

The Guidelines also provide guidance on the core principles of urban design when creating places of high quality and distinct identity. The Guidelines recommend that planning authorities should promote high quality design in their policy documents and in their development management process. In this regard, the Guidelines are accompanied by a Design Manual discussed below which demonstrates how design principles can be applied in the design and layout of new residential developments, at a variety of scales of development and in various settings.

The proposed design seeks to achieve an integrated and sustainable redevelopment of this key town centre opportunity site, including:

▪ A range of unit types and mix to meet the identified needs of the Maynooth Town ▪ A best-in-class HQ office development carefully integrated with the historic Parson Street Rectory ▪ A childcare facility to augment existing supply and provide for future occupants ▪ A park to serve the wider area ▪ New accessible civic areas ▪ Connectivity with the wider area and train station providing a greater permeability across the site and enhancing the experience for locals and new residents alike.

The Architectural Design Statement prepared by Henry J Lyons Architects included as part of this submission, sets out the design rationale and the key criteria considered in the design process for the proposed development.

6.2.2 Urban Development and Building Heights – Guidelines for Planning Authorities December 2018 Implementation of the NPF requires increased density, scale and height of development in our towns and city cores, including an appropriate mix of both the living, working, social and recreational space we need in our urban areas. According to this statutory policy, increasing prevailing heights therefore has a critical role to play in addressing the delivery of more compact growth in our urban areas, particularly our cities and large towns through enhancing both the scale and density of development and our planning process must actively address how this objective will be secured. To give effect to these broad policy directions and a more active land management-centered approached as set out in the NPF, the preparation of development plans, local area plans and Strategic Development Zone (SDZ) Planning schemes and their implementation in city, metropolitan and wider urban areas must therefore become more proactive and more flexible in securing compact urban growth through a combination of both facilitating increased densities and building heights, while also being mindful of the quality of development and balancing amenity and environmental considerations.

24 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

Traditional building heights in most urban areas in Ireland vary somewhat within a limited and generally low-rise range. To meet the needs of a growing population and to limit the expansion of urban areas outwards, planning policy requires more focus on building up urban infill sites and either reusing or redeveloping existing sites and buildings that may not be in the optimal usage. These guidelines require that: ‘the scope to consider general building heights of at least three to four storeys, coupled with appropriate density, in locations outside what would be defined as city and town centre areas, and which would include suburban areas, must be supported in principle at development plan and development management levels’

Section 3.1 of the Guidelines provides that it is Government policy that building heights must be generally increased in appropriate urban locations and therefore there is a presumption in favour of buildings of increased height in our towns/city cores and other urban locations with good public transport accessibility. As a broad principle, the Guidelines provides that proposal for buildings taller than prevailing building heights will be considered where they positively assist in securing National Planning Framework objectives of focusing development in key urban centres and fulfilling targets relating to, inter alia, infill development supporting the National Strategic Objective to delivery compact growth in urban centres.

It is considered that the proposal achieves a balance given the nature of the application site. The site is well connected in terms of public transport, and existing social and physical infrastructure. The proposed development complies with the relevant guidance set out in the above table. This is achieved by providing development at an appropriate height and density, considering the context of the site and the public transport and services available in proximity to the site. A comprehensive assessment of the proposed development in the context of the Urban Development and Building Heights Guidelines for Planning Authorities in December 2018 is set out in Section 7.4 below. For more detail in respect of the scale and massing of the proposed development please see enclosed the Architectural Design Report prepared by Henry J. Lyons Architects

6.2.3 Sustainable Urban Housing: Design Standards for New Apartments Guidelines for Planning Authorities 2018 The Sustainable Urban Housing: Design Standards for New Apartments (2018) update previous guidance in the context of greater evidence and knowledge of current and likely future housing demand in Ireland taking account of the Housing Agency National Statement on Housing Demand and Supply, the Government’s action programme on housing and homelessness Rebuilding Ireland and Project Ireland 2040 and the National Planning Framework, published since the 2015 guidelines. Section 2.4 of the Guidelines identifies the types of location in cities and towns that may be suitable for apartment development. Section 2.4 promotes higher density development on sites within walking distance of principal city centres or significant employment locations, including, inter alia, third level institutions.

The Apartment Guidelines set out criteria in terms of the location of new apartment developments. The location of the subject lands is described in the Apartment Guidelines as follows:

1. Central and/or Accessible Urban Locations Such locations are generally suitable for small-to-large scale and higher density development that may wholly comprise apartments including:

o Sites within walking distance or principal city centres, or significant employment locations, that may include hospitals and third-level institutions (i.e. up to 15 minutes or 1,000-1,500 metres). o Sites within reasonable walking distance to/from high capacity urban public transport stops. o Sites within easy walking distance (up to 5 minutes or 400-500m to/from high frequency urban bus services.

25 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

It is considered that the application site meets the criteria for an accessible urban location by virtue of its proximity to Maynooth Town Centre, St. Patrick’s College and Maynooth Train Station.

The proposed residential scheme provides 183 no. residential units on an area of land zoned to facilitate residential development (among other uses). The proposed development has a density of 142 units per hectare. In terms of density, the proposed scheme is considered to comply with the national policy objectives set out in Section 2.4 of the Guidelines which promotes higher density development on sites within reasonable walking distance of employment locations, third level institutions and public transport hubs.

The Design Standards for New Apartments outline various planning policy requirements and some of the more pertinent policies, in the context of the proposed development are listed below:

Specific Planning Policy Requirement 1 Apartment developments may include up to 50% one-bedroom or studio type units (with no more than 20-25% of the total proposed development as studios) and there shall be no minimum requirement for apartments with three or more bedrooms. Statutory development plans may specify a mix for apartment and other housing developments, but only further to an evidence- based Housing Need and Demand Assessment (HNDA), that has been agreed on an area, county, city or metropolitan area basis and incorporated into the relevant development plan(s).

Specific Planning Policy Requirement 3 Minimum Apartment Floor Areas: o Studio apartment (1 person) 37 sq.m o 1-bedroom apartment (2 persons) 45 sq.m o 2-bedroom apartment (4 persons) 73 sq.m o 3-bedroom apartment (5 persons) 90 sq.m

Specific Planning Policy Requirement 4 In relation to the minimum number of dual aspect apartments that may be provided in any single apartment scheme, the following shall apply:

(i) A minimum of 33% of dual aspect units will be required in more central and accessible urban locations, where it is necessary to achieve a quality design in response to the subject site characteristics and ensure good street frontage where appropriate. ( ii) In suburban or intermediate locations, it is an objective that there shall generally be a minimum of 50% dual aspect apartments in a single scheme. (iii) For building refurbishment schemes on sites of any size or urban infill schemes on sites of up to 0.25ha, planning authorities may exercise further discretion to consider dual aspect unit provision at a level lower than the 33% minimum outlined above on a case-by-case basis, but subject to the achievement of overall high design quality in other aspects.

Specific Planning Policy Requirement 6 A maximum of 12 apartments per floor per core may be provided in apartment schemes. This maximum provision may be increased for building refurbishment schemes on sites of any size or urban infill schemes on sites of up to 0.25ha, subject to overall design quality and compliance with building regulations.

All of the proposed apartment units within the scheme comply with the standards set out in the Apartment Guidelines. Please refer to the enclosed Housing Quality Assessment, prepared by Henry J Lyons which is enclosed with the application for further detail.

In relation to car parking, Section 4.21 of the Sustainable Urban Housing: Design Standards for New Apartments Guidelines for Planning Authorities 2018 states:

26 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

‘In larger scale and higher density developments, comprising wholly of apartments in more central locations that are well served by public transport, the default policy is for car parking provision to be minimised, substantially reduced or wholly eliminated in certain circumstances. The policies above would be particularly applicable in highly accessible areas such as in or adjoining city cores or at a confluence of public transport systems such rail and bus stations located in close proximity.

There are 220 no. car parking spaces proposed to serve the development. More detail in respect of the car parking provision is provided in Section 7.7.1 below.

6.2.4 Childcare Facilities Guidelines for Planning Authorities (2001) In all new housing areas over 75 units, the provision of one childcare facility with a minimum of 20 childcare spaces is required, in line with the Ministerial Guidelines for Planning Authorities on Childcare Facilities (DECLG 2001) and to create sustainable residential neighbourhoods. With regard to larger housing developments, Section 2.4 of the guidelines state planning authorities should require the provision of at least one childcare facility for new housing areas unless there are significant reasons to the contrary. Appendix I of the Guidelines sets out general standards and minimum floors areas for proposed childcare facilities. In addition to the above Section 4.7 of the Sustainable Urban Housing: Design Standards for New Apartments Guidelines for Planning Authorities 2018 state the following:

‘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.’

On the basis of the above, 104 units out of the proposed provision require to be taken into consideration in the assessment of the need generated by the proposed development (i.e., omission of 79 units which are studio units and 1-bed units). The proposed scheme includes a childcare facility which extends to 157 sqm and will accommodate 40 no. children. This facility is designed to comply with the relevant Guidelines. More detail in respect of this matter is included in the Childcare Impact Assessment prepared by MKO and in Section 7.10 of this Report.

6.3 Regional Planning Policy Context

6.3.1 Regional Spatial and Economic Strategy for the Eastern and Midland Region 2019-2031 The Eastern and Midland Regional Assembly (EMRA) recently published the Regional Spatial and Economic Strategy (EMRA RSES). The RSES identifies regional assets, opportunities and pressures and provides appropriate policy responses in the form of Regional Policy Objectives. At this strategic level it provides a framework for investment to better manage spatial planning and economic development throughout the Region.

The growth strategy outlined in the EMRA RSES identifies Maynooth within the Dublin Metropolitan Area. The EMRA RSES also outlines a Strategic Plan for the Dublin Metropolitan Area (MASP) to which various growth enablers are stated as follows:

o To sustainably manage Dublin’s growth as critical to Ireland’s competitiveness, achieving growth to 1.4 million people in Dublin City and Suburbs and 1.65 million people in the Dublin Metropolitan Area by 2031.

27 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

o To realise ambitious compact growth targets of at least 50% of all new homes to be built, to be within or contiguous to the existing built up area of Dublin city and suburbs and a target of at least 30% for other metropolitan settlements, with a focus on healthy placemaking and improved quality of life. o To deliver strategic development areas identified in the MASP, located at key nodes along high-quality public transport corridors in tandem with the delivery of infrastructure and enabling services to ensure a steady supply of serviced sites and to support accelerated delivery of housing. o To increase employment in strategic locations, providing for people intensive employment at other sustainable locations near high quality public transport nodes, building on commercial and research synergies in proximity to large employers, industry clusters and smart specialisation and activating strategic sites to strengthen the local employment base in commuter towns. o Enhance co-ordination across local authorities and relevant agencies to promote more active land management and achieve compact growth targets through the development of infill, brownfield and public lands, with a focus on social as well as physical regeneration and improved sustainability. o Protect and improve access to the global gateways of Dublin Airport and Dublin Port for the Region and to serve the Nation, and safeguard and improve regional accessibility and service by rail, road and communication, with a key focus on the Dublin-Belfast Economic Corridor.

The RPG’s set out a number of Regional Policy Objectives which in this case include for the town of Maynooth. Regional Policy Objective 4.3 sets out the objective to consolidate and re-intensify existing settlements:

RPO 4.3: Support the consolidation and re-intensification of infill/brownfield sites to provide high density and people intensive uses within the existing built up area of Dublin City and suburbs and ensure that the development of future development areas is co-ordinated with the delivery of key water infrastructure and public transport projects

Maynooth is identified as a ‘Key Town’ for the Region to which the following Regional Policy Objectives apply:

RPO 4.33: Support the continued development of Maynooth, co-ordinated with the delivery of strategic infrastructure including pedestrian and cycle linkages within the town and to the Royal Canal Greenway, DART expansion and road linkages forming part of the Maynooth Outer Orbital Route in a manner which supports future development and population growth and builds on synergies with Maynooth University promoting a knowledge-based economy.

RPO 4.34: Support Maynooth as a key town to act as an economic driver for north Kildare and provide for strategic employment at key locations to improve the economic base of the town and provide for an increased number of local jobs.

RPO 4.35: A cross boundary Joint Local Area Plan (LAP) shall be prepared by Kildare County Council and Meath County Council to provide a co-ordinated planning framework for the Maynooth area. The Joint LAP shall identify a boundary for the plan area, strategic housing and employment development areas and infrastructure investment requirements and promote greater co-ordination and sequential delivery of serviced lands for development.

RPO 4.36:

28 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

To promote the consolidation of the town centre with a focus on the regeneration of underused buildings and strategic sites and the establishment of residential uses to encourage greater vibrancy outside of business hours and the enhancement of the public realm

In relation to residential development in Maynooth, the NWRA RSES recognises that:

‘there is further potential for the consolidation of the built form of Maynooth to the northwest and southwest of the town to provide for significant residential development.’ In relation to economic development, the NWRA RSES recognises that:

‘there are significant opportunities to further develop knowledge-based employment focusing on ICT and manufacturing.’

It is considered that the proposed development accords with the policies and objectives set out in the Regional Spatial and Economic Strategy for the Eastern and Midland Region. The proposal will provide additional housing and employment opportunities in the Key Town of Maynooth, an established settlement with excellent transport connections.

6.4 Local Planning Policy

6.4.1 Kildare County Development Plan 2017-2023 The current statutory planning policy for the subject lands is the Kildare County Development Plan (KCDP) which was adopted by the County Council and came in to effect on the 1st February 2017. KCDP includes a Core Strategy and Settlement Strategy that notes the need to consolidate development within existing urban footprints and to accommodate continued population growth. In this regard, the adopted Settlement Strategy is primarily based on consolidating the urban forms of existing settlements. The aim of the KCDP is as follows:

‘To respond in a coherent sustainable, spatial fashion to the challenges facing the county, while building on its strengths and providing a more focused approach to planning for future growth. The Core Strategy facilitates a more consolidated compact urban form, maintenance and improvement of a sustainable economic base, and the creation of sustainable and integrated communities, together with the balancing of our natural and built environment with sustainable and appropriate development.’

The KCDP recognises Maynooth as a ‘Large Growth Town II’ in the Settlement Hierarchy with an associated description as follows:

‘Smaller in scale but strong active growth towns, economically vibrant with high quality transport links to larger towns/city.’

The Role of Large Growth Towns I and II are as follows:

‘Large Growth Towns I (potential population of up to 50,000) and Large Growth Towns II (15,000- 30,000) are designated to act as important self-sustaining regional economic drivers, accommodating significant new investment in transport, housing, economic and commercial activity, while capitalising on international connectivity and high-quality connections to Dublin City Centre. They also have a key role in supporting and servicing a wider local economy.’

The development strategy outlined in the KCDP is focussed on building strong urban centres and achieving critical mass in the Metropolitan urban areas such as Maynooth, Leixlip, Celbridge and Kilcock.

29 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

Section 3.4.6 and Objective SO9 set out KCDP’s aspiration to ensure that new residential development is carried out in a sequential manner within the towns and villages of the County.

All towns, villages, settlements, rural nodes (as appropriate) should be developed in a sequential manner, with suitable undeveloped lands closest to the core and public transport routes being given preference for development in the first instance. Zoning shall extend outwards from the centre of an urban area with strong emphasis placed on encouraging infill opportunities. Areas to be zoned should generally be contiguous to existing zoned development lands.

SO9 - Sequentially develop lands within towns and villages in accordance with the Development Plan Guidelines, DEHLG (2007).

It is considered that the application site, given its Town Centre zoning and proximity to the town centre, is an appropriate location for new residential development in the context of the sequential approach.

The KCDP outlines the following Settlement Strategy Objective:

SO1 - Support the sustainable long-term growth of the Metropolitan Area towns of Leixlip, Maynooth, Celbridge and Kilcock and zone additional lands, where appropriate, to meet the requirements of the Core Strategy and Settlement Hierarchy of this Plan.

Naas, Maynooth and Leixlip are also identified as primary economic growth towns to be promoted for regional enterprise. In these towns critical mass is a core objective for economies of scale to justify strategic infrastructure provision.

Policy HS1 requires KCC to review their Housing Strategy in accordance with the Regional Spatial and Economic Strategy. This review has taken place and is captures in Variation No.1 of the KCDP (see Section 6.4.2 below. It is considered that there is a demonstrable need for the proposed development in accordance with the County’s new Settlement and Core Strategies.

HS 1: Implement the Housing Strategy 2017-2023 (and any superseding Housing Strategy agreed by the Council) and to carry out a review of the Housing Strategy following adoption of the Regional Spatial and Economic Strategy. Where this review outlines that new or revised housing needs have been identified since the adoption of the County Development Plan, the Council will take appropriate steps to adjust the Housing Strategy.

Objective HSO 9 states that is an objective of KCC to

‘Ensure that an appropriate mix of housing types and sizes is provided in each residential development.’

This Objective should be considered in accordance with Objective MDO3 which requires the preparation of Statement of Housing Mix. Please see Section 6.4.3 below which sets out the rationale for the housing mix proposed.

There are a number of Policies and Objectives set out in the KCDP which relate to the efficient use of land and achieving appropriate densities. For the purpose of this assessment we make specific reference to Objecitves HCO1, HCO3, LD1, LDO1 and LDO3 which are listed below:

HCO 1 -‘Have regard to the Quality Housing for Sustainable Communities – Design Guidelines, DEHLG (2007), which provide guidance on the efficient use of land, infrastructure and energy, the design and orientation of dwellings, the optimum use of renewable sources of energy and the use of scarce natural resources in the construction, maintenance and management of dwellings.’

30 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

HCO 3 - Ensure that all new urban development is of a high design quality and supports the achievement of successful urban spaces and sustainable communities.

LD 1 - Promote residential densities appropriate to its location and surrounding context.

LDO 1 - Ensure that the density of residential development maximises the value of existing and planned physical and social infrastructure and makes efficient use of zoned lands in accordance with the Guidelines for Planning Authorities on Sustainable Residential Development in Urban Areas, DEHLG (2009).

LDO 3 - Require higher residential densities at appropriate locations as set out in the Guidelines for Planning Authorities on Sustainable Residential Development in Urban Areas, DEHLG (2009).

It is considered that the density of the proposed development accords with the provisions of the KCDP. Please see Section 7.3 below.

The KCDP sets out strategic guidance for the provision of new residential development based on the location of the subject site. It is considered that the application site constitutes a ‘Town Centre and Brownfield Site’ as per Table 4.1 of the KCDP. The Plan describes these sites as follows:

‘Large towns often contain central sites of strategic importance, some of which may be brownfield in nature. These sites have the greatest potential for the creation of sustainable patterns of development. They can also assist in regeneration, making more intensive use of existing infrastructure, support local services and employment, encourage affordable housing provision and sustain alternative modes of travel such as walking, cycling and public transport.’

Given the site’s location and context as described in Sections 2 & 6.1.3 it is considered that it meets the criteria outlined above. It is noted that Table 4.2 of the KCDP states that appropriate density for new residential development on ‘Town Centre and Brownfield Sites’ will be determined on a ‘site-specific’ basis. Section 7.3 below sets out a justification for the

6.4.2 Variation No.1 & Core Strategy

Variation No.1 of the Kildare County Development Plan was adopted on 9th June 2020 and its primary purpose was to amend the Settlement Strategy and Core Strategy of the adopted plan to give due consideration to the Eastern & Midland Regional Spatial and Economic Strategy which was adopted on 28th June 2019. An assessment of the proposed development in respect of the Core Strategy is outlined in Section 7.1 below.

6.4.3 Statement of Housing Mix

Objective MDO3 of the KCDP requires the preparation of a Statement of Housing Mix to accompany planning applications for 50 units or more. The purpose of this Section is to demonstrate how the proposed housing mix has been established and how it complies with established and emerging demographic trends.

31 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

Figure 8 - Household Size3

Figures compiled by the Central Statistics Office indicate that the average household size in Ireland fell from 3.34 people in 1991 to 2.75 people in 2016 representing an almost 20% decrease (Figure 8 above).

Figure 9 - Household Size Projection4

Analysis undertaken by Property Industry Ireland indicates that this trend is set to continue into the future with the average household size by 2046 to fall to approximately 2 persons. Furthermore, the proportion of 1 and 2 bed household is estimated to continue to climb considerably (See Figure 10 below) and by 2027 the number of one person households will be higher than households consisting of 4+ persons5.

On the basis of this data, it is reasonable to conclude that in the period 2021-2046 there will be a very significant increase in demand for housing stock that can accommodate 1 and 2 person households. Available CSO data indicates that as of 2016 the housing stock in the State was as follows:

Table 5 - Household by Type 20166

Unit Type Quantum Percentage

Detached 715,133 42%

3 CSO: Census of Ireland 2016 4 Property Industry Ireland: Estimating Ireland’s long-run housing demand (April 2019) 5 Property Industry Ireland: Estimating Ireland’s long-run housing demand (April 2019) – Page 14 6 CSO -Census of Ireland 2016 -

32 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

Semi-Detached 471,948 28%

Terraced 284,569 17%

Apartments 204,145 13%

Total 1,675,795 100%

On the basis of Table 5 above it is noted that 70% or Ireland’s housing stock in 2016 was comprised of detached and semi-detached units. It is considered reasonable to state that a significant majority of detached and semi-detached units accommodate 3+ bedrooms. Therefore, it is reasonable to conclude that Ireland’s current housing stock is not fit for purpose in terms of accommodating the rapidly growing 1- and 2-person household demographic. There requires to be a shift in the type of housing stock the country is delivering based on the emerging trend for smaller household sizes. Specifically, there is a requirement to deliver more studio, 1 bed and 2 bed units to meet this increasing demand. On this basis, the proposed development comprises a majority of this unit type and it is considered that this represents an appropriate housing mix in response to emerging demographic trends.

In addition to the above, it should be noted that SPPR 1 of the Sustainable Urban Housing: Design Standards for New Apartments Guidelines for Planning Authorities 2018 states the following in respect of unit mix:

‘Apartment developments may include up to 50% one-bedroom or studio type units (with no more than 20-25% of the total proposed development as studios) and there shall be no minimum requirement for apartments with three or more bedrooms. Statutory development plans may specify a mix for apartment and other housing developments, but only further to an evidence-based Housing Need and Demand Assessment (HNDA), that has been agreed on an area, county, city or metropolitan area basis and incorporated into the relevant development plan(s).’

It is considered that the housing mix proposed accords with the provisions of the Kildare County Development Plan and the Sustainable Urban Housing: Design Standards for New Apartments Guidelines for Planning Authorities 2018.

Figure 10 - Household Size by Type

33 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

6.4.3.1 Development Management Standards

6.4.3.1.1 Parking New residential developments should take account of the different criteria regarding car parking outlined in Section 17.4.10 of the KCDP. The criteria is outlined as follows:

o Vehicular parking for detached and semi-detached housing should be within the curtilage of the house o Vehicular parking for apartments, where appropriate, should generally be at basement level. Where this is not possible, parking for apartments and terraced housing should be in informal groups overlooked by residential units; o The visual impact of large areas of parking should be reduced by the use of screen planting, low walls and the use of different textured or coloured paving for car parking bays; and o Consideration needs to be given to parking for visitors and people with disabilities.

Car Parking Standards are outlined in Table 17.9 of the KCDP. The following table outlines the parking space requirement for the types of development permitted on zoned ‘A1 Town Centre’ lands.

Table 6 - Car Parking Standards as outlined in the Kildare County Development Plan 2017-2023 Development Type Parking Requirements Apartment 1.5 spaces per unit + 1 visitor space per 4 apartments Office Town Centre 1 per 30 sqm gross floor area Creche 0.5 per staff member plus 1 per 4 children

Table 7: Cycle Parking Standards as outlined in the Kildare County Development Plan 2017-2023 Development Type Parking Requirements Apartment 1 space per unit + 1 visitor space per 2 units Office 1 space per 50 sqm gross floor area Creche 1 space per 5 staff + 1 space per 10 children

Along with cycle parking, sufficient shower and changing facilities should be made available in larger commercial developments/places of employment. The following standards shall apply:

Office developments:

o 250 m2 – 500 m2 : 1 shower o 500 m2 to 1000 m2 : 2 showers o 1 shower per additional 1000 m2 thereafter

Non-office development:

o 1 shower for the first 5 cycle parking spaces and 1 shower per 10 cycle parking spaces thereafter, unless otherwise agreed with the Planning Authority.

Changing/drying areas, toilets and lockers should be provided in association with shower facilities.

More detail in respect of the car parking provision is provided in Section 7.7.1 below.

6.4.3.1.2 Site Coverage & Plot Ratio

Table 8 Site Coverage Standards (Source: Kildare County Development Plan 2017-2023) Development Types Site Coverage Standards Residential Development 50%

34 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

Development Types Site Coverage Standards Retail & Commercial Development 66% Within town centre zones, the maximum site coverage shall be 80% for all development. These particular site coverage standards shall be acceptable only where consistent with other standards such as open space requirements, car parking, plot ratio, building lines and building heights, fire safety and building regulations together with the amenity of adjoining dwellings / properties. (Source: Maynooth Local Area Plan 2013-2019)

Table 9 Plot Ratio Standards (Source: Kildare County Development Plan 2017-2023) Location Plot Ratio Standards Town Centre / Brownfield 1.0-2.0

6.4.3.1.3 Private Open Space Table 10 Minimum amenity Space Requirements for Apartments (Kildare County Development Plan 2017-2023) Unit Type (Apt) Private Space Communal Space Studio 4 sqm. 4 sqm. One Bedroom 5 sqm. 5 sqm. Two Bedroom 7 sqm. 7 sqm. Three Bedroom 9 sqm. 9 sqm.

6.4.3.1.4 Public & Communal Open Space Section 17.4.7 of the KCDP outlines public open space requirements for residential development. Public open space should be provided at the rate of 15% of the total site area. The Apartment Guidelines 2018 also set out a requirement for communal open space on a square metre per unit type basis. The Table below sets out the communal and open space provision associated with the proposed development.

Table 11 - Public & Communal Open Space Type Quantum Communal Open Space Required as per 1,125 sq.m Apartment Guidelines 2018 Achieved (% of Residential Area – 1.29 Ha) 2,376 sq.m (18%)

Public Open Space Required as per KCDP – 15% 2,730 sq.m of Entire Site Area excluding service connections (1.82 Ha) Achieved 5,292 sq.m (29%)

6.4.3.1.5 Building Height Section 17.2 of the KCDP, outlines general development standards for building heights –

In general, heights should respect the local streetscape. In towns, varied building heights are supported across residential, mixed use and town centre areas to support consolidation and to create a sense of place, urban legibility and visual diversity. Development proposals that include building heights that are greater than the prevailing building height in the area should be supported by a strong urban design rationale (as part of a Design Statement). The appropriate maximum or minimum height of any building will be determined by:

o The prevailing building height in the surrounding area. o The proximity of existing housing. o The formation of a cohesive streetscape pattern, including height and scale of proposed development relative to width of street or area of open space. o The impact on any Protected Structures, Architectural Conservation Areas and/or other sensitive sites. Tall buildings defined here as buildings that exceed five storeys and/or 15 metres, will only be considered at areas of strategic planning importance identified in a Local Area Plan.

35 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

o The potential of roof top spaces in tall buildings for open space/amenity use should be considered, subject to considerations of design, relationship with surrounding properties, use and management.

Section 7.4.9 of the Maynooth Local Area Plan establishes Kildare County Council’s (KCC) general approach and principles to guide growth and manage change in the town, including specific proposals to strengthen, consolidate and expand Maynooth. This approach is captured in an Urban Design Framework Plan for the Town. It is considered reasonable to conclude that KCC consider the areas that make up the Urban Design Framework Plan area (Main Street and Harbour Area) to be of strategic importance to the town of Maynooth. This view is strengthened by Section 7.4.11 of the Maynooth Local Area Plan which states that:

‘The Harbour Area is located along the Royal Canal and to the east of the College between the railway station and the Main Street. This area extends to approximately 7.14 ha. Given its strategic location, the Harbour Area has been identified as an appropriate location to accommodate town centre expansion.’

On this basis it is considered reasonable to identify the Harbour Area as an area of strategic planning importance as referred to in Section 17.2 of the KCDP above. Taller buildings can be considered by the Planning Authority in such locations. Further detailed assessment of the height of the proposed development is set out in Section 7.4 below.

6.4.4 Maynooth Local Area Plan 2013-2019 The current statutory planning policy for the subject lands is the Maynooth Local Area Plan 2013-2019 (MLAP) which came in to effect on the 26th August 2013.

The Aim of the MLAP is outlined as follows:

‘To build on Maynooth’s strengths and to provide a focused approach to planning for future growth in a coherent sustainable, spatial fashion. The Plan aims to achieve a more consolidated urban form that facilitates a sustainable economic base and creates sustainable and integrated communities while balancing future development with the conservation and enhancement of the town’s natural and built environment.’

6.4.4.1 Land Use Zoning The subject lands are zoned ‘A1 Town Centre’ in the Maynooth Local Area Plan 2013-2019. The A1 Town Centre Zoning Objective states:

‘To provide for the development and improvement of appropriate town centre uses including retail, commercial, office, residential, amenity and civic use.’

The purpose of this zoning is also outlined in the MLAP:

The purpose of this zone is to protect and enhance the special character of Maynooth town centre and to provide for and improve retailing, residential, commercial, office, cultural and other uses appropriate to the centre of a developing town. It will be an objective of the Council to encourage the full use of buildings, backlands and especially upper floors. Warehousing and other industrial uses will not be permitted in the town centre.

36 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

Subject Lands

A1 & A2: Town Centre B: Existing Residential & infill E: Community and Educational F: Open Space and Amenity J: Transport and Utilities Figure 11 Land Zoning Map - Maynooth Local Area Plan 2013 – 2019 (Site Boundary: Indicative only) UPDATE

Table 12 A1 Town Centre - Land Use Zoning Matrix - Maynooth Local Area Plan 2013-2019 Uses Permitted in Principle Car Parks, Dancehall/Disco, Cinema, Community Hall, Childcare/Creche/Playschool, Cultural Uses/ Library, Dwelling Unit, Funeral Homes, Guest House/ Hostel, Hotel, Heavy Commercial, Health Centre / Clinic, Medical and Related Consultancy, Nursing Home, Offices, Park/Playground, Place of Worship, Pub, Recreational Buildings, Restaurant, Residential Development, School, Shop (Comparison), Shop (Convenience), Sport /Leisure Complex, Utility Structures Uses Open for Consideration Take-Away, Playing Fields, Repository, Workshop

6.4.4.2 Architectural Conservation Area The Maynooth Rectory (former) portion of the site fronting onto the public road is included within an ACA (Architectural Conservation Area) as per the MLAP, and the Rectory is listed on the record of protected structures (RPS No. B05-56 Maynooth Rectory (former), Parson Street, Maynooth). Please refer to Figure 12 below.

It is the policy of the Council:

BH 1: To resist the demolition of vernacular architecture of historical, cultural and aesthetic merit, which make a positive contribution to the character, appearance and quality of the local streetscape and the sustainable development of Maynooth.

BH 2: To assist owners of structures of particular significance within Maynooth in their maintenance and repair through advice and to make grant aid available under any future Conservation Grants Scheme.

BH 3: To protect those built heritage items as listed below and shown on Maps 3 and 3a of this Local Area Plan.

37 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

BH 4: To protect and preserve the views to and from those items listed below as shown on Maps 3 and 3a of this Plan.

BH 5: To establish the Architectural Conservation Area for Maynooth and to prepare a written statement for same.

Table 13 Record of Protected Structures in Maynooth (Source: Maynooth Local Area Plan 2013-2019) RPS NIAH Name and Location Description Number Number B05-56 11803099 Maynooth Rectory (former), Parson House Street, Maynooth

Figure 12 Built Heritage – Architectural Conservation Area and Record of Protected Structures (Source: Maynooth Local Area Plan 2013-2019)

6.4.4.3 Urban Framework Plan & Design Strategy The Maynooth Urban Design Strategy in the MLAP includes the subject lands within an area which is identified for expansion. The Urban Design Framework Plan identifies the subject lands (excluding the protected structure) for ‘Residential Use’. Expansion Area Policies in the Maynooth LAP are as follows:

EA 1: To ensure that new development is designed for a diverse community which encourages sustainable living and reinforces neighbourhood values.

EA 2: To provide a new treelined street connecting the Straffan Road to Leinster Street and onto Parson Street to increase permeability and relieve traffic congestion.

EA 3: To ensure that ground floor active frontages occur along main routes.

EA 4: To create a safe overlooked route from the railway station to the town centre through well designed urban development.

EA 5: To increase connectivity between Parson Street and St Patrick’s College

38 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

EA 6: To provide overlooked cycle and pedestrian linkages between the residential areas, amenity areas and the town core. EA 7: To ensure that a public space is provided as part of the Harbour Area development.

EA 8: To ensure that open spaces are addressed and overlooked thereby promoting passive surveillance and improving the quality of the public realm.

EA 9: To preserve, improve and extend community facilities within the Harbour Area.

EA 10: To ensure that the residential area within the Harbour Area comprises high quality development with shared surface access in courtyard type development.

EA 11: To ensure that new development proposals protect the existing heritage and the amenities of adjoining development.

The MLAP outlines the following in relation to residential development in the identified expansion area:

The residential area should comprise high quality houses with shared surface access in courtyard type development. Courtyards are a suitable form of residential development for the town centre expansion areas. Courtyards are to be treated as semi-public/private space and their use is to provide:

o a threshold space prior to access to the rear of properties o a communal outdoor space o a location for secure cycle and car parking

These spaces must be safe environments that are overlooked from individual properties.

The MLAP also references a new street as part of the plan which will connect Straffan Road to Leinster Street and onto Parson Street. ‘This new link road will increase permeability and relieve traffic congestion within the town centre. The street should be treelined providing a dedicated cycle lane and pedestrian footpath on both sides. The layout of future development shall be designed to accommodate but not be dominated by vehicles’. The Roads Objective Maps contained in the Maynooth LAP includes Parsons Street for ‘Road and Street Improvements, including footpath and cycle path if required’ (See Figure 13).

39 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

Figure 13 Urban Design Framework Plan, Expansion Area (Source: Maynooth Local Area Plan 2013-2019) (RLB Indicative Only)

Figure 14 Maynooth – Urban Design Strategy (Source: Maynooth Local Area Plan 2013-2019) (RLB Indicative Only)

40 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

Figure 15 Maynooth – Indicative Layout (Source: Maynooth Local Area Plan 2013-2019)

6.4.4.4 Development Management Standards Various development management standards are outlined in the Maynooth Local Area Plan 2013-2019. The following development management standards relate to density standards for the subject lands.

Table 14 Indicative Residential Densities (Source: Maynooth Local Area Plan 2013-2019)

Location for new Residential Development General Density Parameters

Town Centre and Brownfield Sites Site specific Higher densities generally promoted e.g. 50 units per ha

In relation to residential developments, it is the policy of the Council:

HP 2: To ensure that the density and design of development respects the character of the existing and historic town in terms of structure, pattern, scale, design and materials with adequate provision of open space

HP 3: To encourage appropriate densities for new housing development in different locations in the town while recognising the need to protect existing residential communities and the established character of the area.

HP 4: To refuse permission for residential development on zoned open green spaces and/ or on lands which are designated as public space.

HP 5: To require applications for residential developments over 20 units, to demonstrate the provision of an appropriate mix of dwelling types having regard to the following: o The nature of the existing housing stock and existing social mix in the area o The desirability of providing for mixed communities o The provision of a range of housing types and tenures

41 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

o The need to provide a choice of housing, suitable for all age groups and persons at different stages of the life cycle o The need to cater for special needs groups

HP 6: To restrict apartment developments generally to the University campus and town centre locations or suitably located sites adjoining public transport connections. Apartments will not be permitted where there is an over concentration of this type of development. Higher density schemes will only be considered where they exhibit a high architectural design standard creating an attractive and sustainable living environment. Duplex units shall not generally be permitted.

HP 7: To facilitate and co-operate in the provision of community facilities in tandem with residential development including, in particular, local services, schools, creches, and other education and childcare facilities

HP 8: To require applications for residential developments over 25 units, to demonstrate how the proposed increase in population will be accommodated in terms of education provision.

HP 9: To facilitate the provision of purpose-built dwellings for those with special needs, including the needs of the elderly, persons with physical disabilities and persons with learning disabilities and in conjunction with voluntary bodies and the private sector.

HP 10: To require all new residential estates to provide the “White Light” Compact Fluorescent Lamp (CFL) public lighting concept.

The following policies relate to Town Centre Consolidation:

TCC 1: To encourage and facilitate the re-use and regeneration of derelict land and buildings within and around the town centre and in particular vacant floorspace on the Main Street and side streets

TCC 2: To allow for the intensification of the town centre by utilising undeveloped, backland and brownfield land within or adjacent to the town centre area by way of comprehensive design guidelines.

TCC 3: To ensure as far as practicable that surface car parking associated with any new development should be located behind buildings to encourage the continuity of the streetscape

6.4.4.5 Policy Conclusion The proposed development has given due consideration to all of the planning policy and development management standards outlined in the previous sections. It is considered that the proposed development complies with the provisions of all relevant local, regional and national policies and objectives. Further assessment in respect of some key planning considerations is set out in Section 7 below.

42 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

7. PLANNING ASSESSMENT The purpose of this section is to provide a detailed assessment of the proposed development in the context of the some of the key policy context as well as any constraints which affect the application site.

7.1 Compliance with Core Strategy

Section 3.5 of Variation No.1 states the following in respect of Maynooth:

‘Table 3.3 lists the percentage allocation of growth in the various towns, villages and settlements in Kildare. It is acknowledged that Maynooth is designated as a Key Town in the Regional Spatial and Economic Strategy for the Eastern and Midlands Region, and also forms part of the north-west corridor area under the Metropolitan Area Strategic Plan (MASP) and provides significant levels of employment through Maynooth University, the M4 Business Park and other businesses. It is also recognised that the town is served by high-capacity public transport which will continue to improve with the electrification of the railway line over the next 6-8 years.

The population of the town in 2016 was 14,585 with a housing stock of 5,171 units. The town has experienced significant levels of new residential development both in private housing and student accommodation over the past 5 years and with extant permissions and pipeline developments, will see these levels continue for the next 3 years. New housing development on the Dunboyne, Celbridge and Dublin Roads provide for an additional 1,400 units and the proposed new neighbourhood at Railpark which will be facilitated by the LIHAF (Local Infrastructure Housing Activation Fund) funded Maynooth Eastern Relief Road will deliver between 800 and 900 units.

There is further potential for the consolidation of the town through the redevelopment of a number of town centre sites. The delivery of these additional 2000+ units will result in a 38.6% increase in housing stock over a relatively short period of time. In order to allow these developments to be realised and for the town to continue to develop at a sustainable rate it is proposed that Maynooth will retain its current county allocation of 10.9%. Such a provision over the short-term (for the duration of this CDP up to 2023) will provide an opportunity for the town to absorb recent and pipeline developments. In allowing this ‘absorption period’, the Council will also be in a position to identify other social and physical infrastructure needs which will inform the sustainable development of the town into the future.’

Table 3.3 of Variation No.1 allocates a housing target figure for the settlement for the period June 2020- 2023.

Figure 16 - Population Allocation: Variation No.1

There is an identified requirement for 657 no. units in the settlement for the relevant period. It is assumed that this growth allocation figure takes account of permitted and under construction residential schemes within the settlement as of 9th June 2020. In order to demonstrate that the proposed development accords with the Core Strategy it is therefore necessary to consider how many units have been permitted in the settlement in the intervening period.

43 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

Table 15 - KCC & ABP Applications/Permissions7

Pl.Ref. No No. of Permitted Units Date of Decision

Kildare County Council

20/729 (EOD of 10/673) 69 27/08/20

21/155 58 New Application

21/156 47 New Application

21/191 7 New Application

ABP

307692 (KCC: 191110) 9 18/11/20

A review of KCC’s online planning portal for the relevant period indicates that one permission has been granted in the period since Variation No.1 was adopted. It is noted that this is an Extension of Duration permission and therefore it is considered that these units have already been captured in KCC’s core strategy calculation for Maynooth and can be disregarded. There are 3 no. planning applications pending decision with a combined unit number of 122. A review of An Bord Pleanála’s online planning portal indicates that there have been no Strategic Housing Development Applications granted permission in Maynooth during the relevant period.

Based on the analysis above it is considered that the proposed development comprising 183 no. residential units would accord with the Core Strategy of the Kildare County Development Plan 2017-2023.

7.2 Compliance with Zoning Objectives The subject lands are zoned ‘A1 Town Centre’ in the Maynooth Local Area Plan 2013-2019 as outlined in Section 5.3.2.1 above. The A1 Town Centre Zoning Objective states:

‘To provide for the development and improvement of appropriate town centre uses including retail, commercial, office, residential, amenity and civic use.’

The permitted uses on lands with this zoning objective are as follows:

‘Car Parks, Dancehall/Disco, Cinema, Community Hall, Childcare/Creche/Playschool, Cultural Uses/ Library, Dwelling Unit, Funeral Homes, Guest House/ Hostel, Hotel, Heavy Commercial, Health Centre / Clinic, Medical and Related Consultancy, Nursing Home, Offices, Park/Playground, Place of Worship, Pub, Recreational Buildings, Restaurant, Residential Development, School, Shop (Comparison), Shop (Convenience), Sport /Leisure Complex, Utility Structures

The proposed development incorporates 183 no. of residential units and 4,292 sqm of office space as well as a variety of ancillary uses. Both of these uses are permitted in principle on this land use zoning designation.

7 Multi-Unit Planning Applications Only

44 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

7.3 Density The residential element of the proposed development is located on an area of approximately 1.29 ha in area and therefore the density for the residential element is approximately 142 units per hectare. The overall site area excluding service connections is 1.82 Ha. The proposed development had a gross floor area of 20,023 sq.m (excluding basement) on a site area of 1.82 Ha (excluding service connections) which equates to an overall plot ratio of 1.1. This Plot Ratio is within the thresholds stipulated in Table 17.1 of the Kildare County Development Plan (KCDP) and as referred to in Table 16 below. Section 17.2.2 of the KCDP states that the maximum site coverage permissible for development sites in ‘town centre zones’ is 80%. The proposed development has a site coverage of 23.23% which is below the maximum threshold set out in the KCDP and is therefore considered to be acceptable.

There are a number of relevant standards which can be considered in the context of the proposed development and these are found in the following documentation and as discussed in Section 6 above:

▪ Maynooth Local Area Plan 2013-2019 ▪ Kildare County Development Plan 2017-2023 ▪ Sustainable Residential Development in Urban Areas – Guidelines for Planning Authorities (2009) ▪ Design Standards for New Apartments 2018

The relevant standards from each are listed below in the context of this being an urban site which is zoned town centre.

Table 16 Density Guidance

Guidance/Policy Commercial Residential

Maynooth Local Area Plan 2013- N/A Higher Densities Generally 2019 Promoted (50 Ha+)

Kildare County Development Plot Ratio 1.0-2.0 Higher Densities Generally Plan 2017-2023 Promoted (50 Ha+)

Sustainable Residential N/A Minimum 50 units per hectare Development in Urban Areas – Guidelines for Planning Authorities (2009)

Design Standards for New N/A No upper limit specified Apartments

It is considered that the residential density of the proposed development accords with the provisions of the plans and guidance referred to in the table above. The application site is classified as an Accessible Urban Location under the Apartment Guidelines 2018 and must therefore accommodate higher densities. The site is located less than a 5-minute walk from Maynooth Rail Station and just a 5-minute walk from Maynooth Town Centre. It is considered that the application site is ideally suited to accommodate a high- density residential development.

The plot ratio of the proposed development is 1.42 which is considered to be appropriate in the context of the standards set out in the Maynooth Local Area Plan and the Kildare County Development Plan.

7.4 Building Heights

45 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

The Department of Housing, Planning and Local Government published the Urban Development and Building Heights Guidelines for Planning Authorities in December 2018. The purpose of these guidelines is to outline wider and strategic policy considerations and a performance criterion driven approach that planning authorities should apply when considering building heights. The Guidelines are designed to move planning authorities away from generic maximum height restrictions in urban areas. A key point set out in Section 2.0 of the Guidelines is as follows:

‘While achieving higher density does not automatically and constantly imply taller buildings alone, increased building height is a significant component in making optimal use of the capacity of sites in urban areas where transport, employment, services or retail development can achieve a requisite level of intensity for sustainability.’

The enclosed Architectural Design Statement prepared by Henry J Lyons Architects sets out a comprehensive analysis of the building height and massing strategy being proposed as part of the proposed development. In addition, the enclosed Architectural Heritage Impact Assessment sets out an analysis of the height of the proposed development in the context of the Maynooth Architectural Conservation Area and the protected structure located on the site.

The proposed visual impact of the overall development has been carefully managed through the subtle graduation of height and massing from the most sensitive front portion of the site, which will remain dominated by the protected rectory building and its spacious, planted grounds, and the increasingly suburban residential grain which has developed on the south side of Maynooth since the mid twentieth century. The high-quality visual amenity presently experienced by pedestrians on Parson Street or within the distinctive grounds of the university campus will be undiminished by the proposed development, which represents a more sustainable and efficient means of increasing accommodation (in high demand), than the extensive sprawl which has radiated in all directions south of the canal which heretofore formed an imposed boundary to the historic town core.

No existing significant views or vistas will be interfered with as a result of the proposed development which should serve as a model of appropriately graduated density of development close to the town core. The proposed scheme has, through good design, presented a gentler transition from established historic street-fronting urban fabric to modern high-density accommodation compared with the stark, nearby developments of large, modern commercial and retail structures in the backland of the modest street- fronting terraces of the town centre.

The Urban Development and Building Heights Guidelines for Planning Authorities in December 2018 referred to above set out a number of criteria against which the Planning Authority and An Bord Pleanála must assess a planning application and against which an application must demonstrate compliance. These are set out below and responses included to demonstrate compliance:

Table 17 - Building Height Guidance At the Scale of the relevant City/Town - Response Criteria

‘The site is well served by public transport with Maynooth Railway Station is located in high capacity, frequent service and good links to immediate proximity to the application site. It is other modes of public transport.’ considered that the site has excellent public transport connectivity. The site is also located within easy walking distance of Maynooth Town Centre and the Dublin Bus routes which serve the town.

‘Development proposals incorporating increased It is considered that the proposed development building height, including proposals within will successfully integrate into the area. It is architecturally sensitive areas, should successfully noted that the application site is located adjacent

46 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

integrate into/ enhance the character and public to a protected structure and the Maynooth realm of the area, having regard to topography, Architectural Conservation Area. Detailed its cultural context, setting of key landmarks, analysis of the impact of the proposed protection of key views. Such development development on the surrounding built heritage proposals shall undertake a landscape and visual assets are included in the enclosed Architectural assessment, by a suitably qualified practitioner Heritage Impact Assessment. Detailed such as a chartered landscape architect.’ photomontages have been prepared and are enclosed with the planning application documentation. Please see enclosed Landscape and Visual Impact Assessment prepared by Ait Urbanism and Landscape for more detail in respect of this matter.

It is noted that Section 7.4.4 of the Maynooth Local Area Plan (MLAP) states that – ‘The area located along the Royal Canal and to the east of the College between the railway station and the Main Street known as the Harbour Area also has a loose urban grain. This area is typified by vacant buildings on large plots, brownfield sites, car parks and parkland resulting in an area which is subject to anti-social behaviour. There is an opportunity to expand the town centre in this location through well designed urban development.’

The proposed development will provide a high- quality mixed-use development which forms part of the Harbour Area and which will assist in addressing the issues identified in Section 7.4.4 of the MLAP as referred to above. The proposed development will also form part of the consolidation of the Town Centre as part of the Harbour Area Masterplan (as per Policy R2 of the MLAP).

The visual impact of the overall development has been carefully managed through the subtle graduation of height and massing from the most sensitive front portion of the site

‘On larger urban redevelopment sites, proposed The proposed development will play an developments should make a positive important place making role in the centre of contribution to place-making, incorporating new Maynooth. The proposed development will streets and public spaces, using massing and make use of high-quality urban spaces and its height to achieve the required densities but with pedestrian linkages to the towpath of the Royal sufficient variety in scale and form to respond to Canal. The development includes for the the scale of adjoining developments and create creation of high-quality streets and amenity visual interest in the streetscape.’ spaces. The proposed development will also form part of the consolidation of the Town Centre as part of the Harbour Area Masterplan (as per Policy R2 of the MLAP).

The overall height, form and massing of the proposed development ensure that it responds to

47 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

the surrounding context in an appropriate and well considered manner.

The proposed development also comprises a mix of uses which is conducive to creating an attractive and well used space.

The proposed development incorporates high quality urban design and layout and materials which contribute to the creation of attractive streetscapes. The proposed development does not give rise to any significant negative visual impacts on built heritage features within the wider environs of the subject site. Indeed, it is believed that the planned works will contribute positively to the public amenity value and design quality of this part of Maynooth. Localised minor material impacts on elements of the protected structure have been identified and appropriate mitigation measures will be developed in line with the conservation best practice outlined in the accompanying method statement as well as the Guidelines for Architectural Heritage Protection and advice series issued by the Department of Culture, Heritage and the Gaeltacht. At the scale of district/neighbourhood/street -

Criteria Response

The proposal responds to its overall natural and The proposed development will accommodate a built environment and makes a positive high-quality residential development that has contribution to the urban neighbourhood and been designed in accordance with the standards streetscape’ set out in the Apartment Guidelines (2018). This project will exploit the potential of the location, its close proximity to Maynooth Town Centre and to other amenities such as the Royal Canal. This project will promote sustainable neighbourhoods and the creation of balanced sustainable communities

‘The proposal is not monolithic and avoids long, The proposed development incorporates a range uninterrupted walls of building in the form of of building heights types, finishes and materials slab blocks with materials / building fabric well to ensure that it achieves a high quality of overall considered. ‘ design and integrates with the wider area. See enclosed Architectural Submission prepared by Henry J Lyons Architects for more information in relation to this.

‘The proposal enhances the urban design This project will exploit the potential of the context for public spaces and key thoroughfares location, its close proximity to Maynooth Town and inland waterway/ marine frontage, thereby Centre and exploits its proximity to the tow path enabling additional height in development form of the Royal Canal. The scale of the proposed to be favourably considered in terms of development is considered to be appropriate enhancing a sense of scale and enclosure while given the sites location and context. The being in line with the requirements of “The planning application is accompanied by a Flood

48 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

Planning System and Flood Risk Management – Risk Assessment and the proposed development Guidelines for Planning Authorities” (2009).’ has been designed in accordance with the provisions of “The Planning System and Flood Risk Management – Guidelines for Planning Authorities” (2009).

‘The proposal makes a positive contribution to Legibility and pedestrian connectivity through the improvement of legibility through the site or the site have been an important consideration in wider urban area within which the development the design process of this project. The design is situated and integrates in a cohesive manner.’ team has recognised the importance of this site in the context of the extension of Maynooth Town Centre as well as the confluence of the Royal Canal Tow Path and Train Station and the project design is cognisant of this context. See enclosed Architectural Design Statement prepared by Henry J Lyons Architects for more information in relation to this.

‘The proposal positively contributes to the mix The proposed development provides an of uses and/ or building/ dwelling typologies appropriate mix of unit types as follows: available in the neighbourhood.’ ▪ 10 no. Studio Apartments ▪ 69 no. 1 bed Apartments ▪ 98 no. 2 bed Apartments ▪ 6 no. 3 bed Apartments

Maynooth is characterised by the traditional pattern of suburban residential development typical of town of a similar size. The existing housing stock is primarily made up of suburban style 3- and 4-bedroom homes. It is considered that there exists a requirement to provide a broader mix of housing types to respond to emerging demographic trends as outlined in Section 6.4.3 of this Report. The housing mix proposed is responsive to these emerging demographic trends. At the scale of the site/building

Criteria Response

‘The form, massing and height of proposed The form and massing of the proposed developments should be carefully modulated so development have been carefully considered in as to maximise access to natural daylight, the context of day lighting and overshadowing. ventilation and views and minimise Detailed shadow and daylighting analysis overshadowing and loss of light.’ prepared by IES is enclosed with the application submission and demonstrates that the proposed development complies with the relevant standards as they relate to Sunlight, Average Daylighting Factors and Shadowing.

Appropriate and reasonable regard should be The form and massing of the proposed taken of quantitative performance approaches to development have been carefully considered in daylight provision outlined in guides like the the context of day lighting and overshadowing. Building Research Establishment’s ‘Site Layout A detailed Daylight, Sunlight and Planning for Daylight and Sunlight’ (2nd edition) Overshadowing Study has been undertaken by

49 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

or BS 8206-2: 2008 – ‘Lighting for Buildings – IES Consulting Engineers and is enclosed with Part 2: Code of Practice for Daylighting’ the application. It demonstrated that the proposed development meets the relevant qualitative criteria as they relate to daylighting and overshadowing.

Where a proposal may not be able to fully meet The proposed development meets the relevant all the requirements of the daylight provisions requirements and therefore this section is not above, this must be clearly identified and a applicable. rationale for any alternative, compensatory design solutions must be set out, in respect of which the planning authority or An Bord Pleanála should apply their discretion, having regard to local factors including specific site constraints and the balancing of that assessment against the desirability of achieving wider planning objectives. Such objectives might include securing comprehensive urban regeneration and or an effective urban design and streetscape solution.’

It is considered that the proposal achieves an appropriate degree of height given its context. The application site is well connected in terms of public transport, and existing social and physical infrastructure. The proposed development complies with the relevant guidance set out in the above table. This is achieved by providing development at an appropriate height and density, considering the context of the site and the public transport and services available in proximity to the site.

The apartment development has been conceived as a continuous ribbon of residential development to the south of the office. The buildings step gradually in height across the site from west to east. To the west, the building is three storeys in height - respectful of the surrounding lower-scale residential context. The building rises gently in an easterly direction. Closest to the Royal Canal and Train Station it steps from six to seven to nine storeys. The Maynooth Train Station and the Royal Canal provide the transport gateway to the town, where arrivals and departures take place within the urban fabric. The design intent is to provide a focal point which can help navigate and assist legibility and orientation, allowing people to move fluidity through the site to Parsons Street. This provides nodal points where important movement corridors come together and intersect. See Figure 17 for more context in respect of the height of the proposed development.

50 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

Figure 17 - Height Strategy

For more detail in respect of the scale and massing of the proposed development please see enclosed the Architectural Design Report prepared by Henry J. Lyons Architects.

7.5 Public Open Space & Landscaping The quality and context of the open spaces within the proposed development are recognised as being of critical importance in terms of delivering a high-quality development which accords with best practice principles of place making.

Table 18 - Open Space & Communal Space Type Quantum Communal Open Space Required as per 1,125 sq.m Apartment Guidelines 2018 Achieved 2,376 sq.m (18%)

Public Open Space Required as per KCDP – 15% 2,730 sq.m of Entire Site Area excluding service connections (1.82 Ha) Total Open Space Achieved 5,292 sq.m (29%)

As is illustrated in the above table, the proposed development is compliant with the standards prescribed in the Apartment Guidelines. Please refer to the enclosed Housing Quality Assessment, prepared by Henry. J Lyons Architects. The proposed development exceeds the minimum requirement for public open space provision which is 15%. The proposed development also exceeds the communal open space requirements set out in the Apartment Guidelines 2018. There are a number of distinct communal and public spaces within the proposed development and more detail in relation to these is set out in the Sections below. Please see enclosed Report and Drawings prepared by Áit Urbanism and Landscaping for more detail in respect of the proposed landscaping design for the proposed development.

7.5.1 Public Plaza

The new plaza’s design will seek to create a high quality focal public realm space for the development. Being formed along the northern side of the Royal Canal and benefiting from its close proximity to

51 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

Maynooth University and Maynooth town centre, the plaza will have ground floor Activation from a proposed residential amenity within Block D. Accessed from the Royal Canal tow path, a gently sloped gateway will lead users into the plaza and act as a high-quality linking space through to Parson Street for cyclist and pedestrians. A landscaped embankment will act as a planted frame to the plaza.

Figure 18 Public Plaza

7.5.2 Semi - Private Residential Courtyard The Semi-Private Residential Courtyard comprises a large elliptical formal lawn to the centre of the courtyard will anchor the space and provide opportunities to residents for informal seating and relaxation within an attractive environment. The courtyard will be framed by a foot path providing the primary circulation route around the courtyard, with secondary routes provided for.

52 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

Figure 19 Courtyard

7.5.3 Curved Street In line with objectives from the Maynooth LAP, the proposed curved street, which will form the public realm between the developments residential and commercial blocks will be a pedestrian/ cyclist priority shared surface street.

Figure 20 - Curved Street

The street will be a cul de sac and its primary vehicular traffic capacity will be associated with the new creche. A bollard-controlled pedestrian and cyclist link will be formed to the neighbouring Parson Lodge

53 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

to further integrate the proposals with the surrounding fabric of residential streets. The curved street links the open space that serves the Office Space with the public plaza and Royal Canal towpath.

7.5.4 Rectory Gardens Proposals for the landscape design around the historic Rectory and the new Office Block & Atrium Link will seek to preserve the existing pastoral setting of the house. The boundary wall, pleached lime tree line and the large mature trees being retained will provide character to the new building’s setting (See Figure 21 below).

Figure 21 - Rectory Gardens

7.6 Sustainable Urban Housing – Design Standards for New Apartments

7.6.1 Unit Typology The proposed development will consist of the construction of 183 no. residential units:

▪ 10 no. studio units ▪ 69 no. 1 bed units ▪ 98 no. 2 bed units ▪ 6 no. 3 bed units

Please see Section 6.4.3 for a detailed commentary on the Housing Mix proposed. The Apartment Guidelines set out some demographic trends which inform what type of units the Department of Housing Planning and Local Government consider to be required in the coming years. Indeed, the unit typology of the proposed development has been developed on the basis of such trends. Since 1996 two-thirds of households added to Ireland comprise 1-2 people yet only 21% of dwellings completed in Ireland since then comprise apartments of any type. Furthermore, the 2016 Census indicates there are approximately two and a half times as many 1-2-person households as there are 1-2 person homes. The 2016 Census also found that 1-2 person households now comprise a majority of households and that this trend is set to continue. On the basis of the above the guidelines recognize the importance of accommodating this growing demographic. Based on the above the Guidelines include the following policy:

54 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

Specific Planning Policy Requirement 1 ‘Apartment developments may include up to 50% one-bedroom or studio type units (with no more than 20-25% of the total proposed development as studios) and there shall be no minimum requirement for apartments with 3 or more bedrooms.’

The implication of this policy is that there is no requirement to provide a certain percentage of 3 or 4 bed units within an apartment development. The proposed development has been designed with the prevailing demographics as a guide.

7.6.2 Housing Quality Assessment A Housing Quality Assessment (HQA) has been provided by Henry J. Lyons Architects and is enclosed with this submission. The HQA outlines how the proposed units comply with the relevant standards as set out in the ‘Sustainable Urban Housing: Design Standards for New Apartments, Guidelines for Planning Authorities.’ Please refer to the enclosed HQA for further details of how the proposal exceeds the requirements of the Apartment Guidelines in terms of; bed spaces, living/dining/kitchen areas/ bedroom areas/ bedroom widths/ floor to ceiling heights/ internal storage/ parking and private open space. The HQA also outlines the apartments in the proposed development are considered to be dual aspect. As already illustrated above, a total of 144 out of the 183 apartments are considered to be dual aspect. Therefore, the dual aspect ratio is 79%.

7.6.2.1 Apartment Sizes

Table 19 - Apartment Sizes Minimum Overall Floor Areas Proposed Minimum Floor Area

Studio 37sq.m 48.6 sq.m

One Bedroom 45 sq.m 59.1 sq.m

Two Bedroom (4 person) 63 sq.m 95.8 sq.m

Three Bedroom 90 sq.m 118.1 sq.m

As is illustrated in the above table, the proposed development is compliant with the standards prescribed in the Apartment Guidelines as they relate to apartment sizes. Please refer to the enclosed Housing Quality Assessment, prepared by Henry. J Lyons Architects.

7.6.2.2 Dual Aspect

It is considered that the application site meets the criteria to be considered an accessible urban location in the context of the density provisions provided in Design Standards for New Apartments Guidelines

55 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

2018 (as per Section 6.2.3). The same criteria is used in the Guidelines to establish the dual aspect requirement.

Table 20 - Dual Aspect Ratio Requirement Requirement/Provision

Central & Accessible Urban Locations 33%

Intermediate/Suburban Locations 50%

Proposed Development 79%

A total of 144 out of the 183 apartments are considered to be dual aspect. Therefore, the dual aspect ratio is 79%. Apartments designated as 'dual aspect' are those which have been designed to benefit from additional views, increased ventilation, and daylighting beyond that of a single aspect apartment. To verify the 'dual aspect' designation of various units with regard to daylighting, IES Consulting analysed the Average Daylight Factor (ADF) of the living rooms of three different apartment types identified in the enclosed HQA. The chosen apartments represent the full range of conditions in terms of aspect and location within the development. The ADF was analysed with and without the secondary window that provides additional views and ventilation as well as daylight. The results, which show a marked increase in ADF, provided an evidence-based approach to the calculation of dual aspect apartments across the development. Please refer to the enclosed Housing Quality Assessment and Design Statement prepared by Henry. J Lyons Architects for more detail in respect of this matter.

7.7 Access, Parking & Transport The proposed development is to be accessed from Parson Street (R408) on the North West side. The application site is located within a 50km/h default urban speed zone. Parson Street has a carriageway width of approximately 7.0m in the vicinity of the proposed Rectory Entrance site access off the R408 Parson Street.

As part of the development proposal, works will be required to upgrade the existing Rectory Entrance to adequately cater for the development. These works would compose of the removal of approximately 20m of on-street parking (resulting in the loss of 3 regular parallel parking spots) in addition to approx. 10m of the existing Rectory wall along Parson Street, in order to maintain adequate visibility for traffic accessing/exiting the application site in line with DMURS guidance. It has been agreed with KCC that the 3 no. parking bays that will be removed will be replaced within the proposed development.

The works also consist of the building out and widening of the existing entrance which in turn would increase the width of the footpath around the entrance providing better safety to vulnerable road users. The proposed access road has been designed in such a way so as to provide a future link between Parson Street and Leinster Street as outlined in the Maynooth Local Area Plan 2013-2019 (MLAP) (see Figure 22 below). It is considered that the proposed realigned link road presents an optimum arrangement via the upgrade of an existing access point to Parson Street and eliminates the requirement for the demolition of residential existing residential units on Parson Street and the creation of new junction (as outlined in the MLAP). The proposed alignment will still meet the objective outlined in the MLAP of linking Leinster Street and Parson street with a new vehicular route. It should be noted that the proposed realigned route corridor does not prevent that delivery of the route identified in the MLAP should KCC consider this to be necessary in the future. However, it is considered that the realigned route represents the optimum design solution to linking Leinster Street and Parson Street.

56 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

MLAP Proposed Road Route Corridor

Realigned Road Route Corridor via Application Site

Figure 22 - Proposed Link Road Connection

For further details in relation to the proposed access for the development please refer to the enclosed Traffic & Transportation Assessment, prepared by Tobin’s Consulting Engineers.

7.7.1 Car Parking The car parking provision associated with the proposed development as well as the requirement calculated on the basis of the Kildare County Development Plan are set out in Table 21 below. It should be noted that the Kildare County Development Plan specifies that these are maximum levels of provision and that lower rates of parking may be appropriate at certain sites namely:

▪ The proximity of the site to public transport. ▪ The proximity of the site to the town centre and ▪ services that fulfil day-to-day needs; ▪ The potential for linked trips (where multiple needs are fulfilled in one journey); ▪ The nature of the uses of the site and likely durations of stays; ▪ The nature of surrounding uses and potential for dual use of parking spaces depending on peak hours of demand; ▪ Proximity to public car-parking areas; − The need to protect the vibrancy of town centres and regenerate vacant / underused buildings; ▪ Any modal shift demonstrated through a Traffic and Mobility Assessment; and ▪ The suitability of a contribution in lieu of parking in accordance with the Development Contribution Scheme, as part of a grant of planning permission.

It is considered that the proposed development meets a number of these criteria as outlined below and that there exists a strong justification for a significant reduction in car parking provision.

Table 21 Car Parking Car No. of Units / Gross Floor Parking Provision Parking Requirement Parking Area (KCDP)

57 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

Apartments 183 98 322

Office 4,292 107 139

Creche 157 15 15

Total 220 476

It should be noted that Sections 4.19 and 4.20 of the Design Standards for New Apartments (March 2018) set out guidance in relation to parking provision for apartment development as follows:

4.19: In larger scale and higher density developments, comprising wholly of apartments in more central locations that are well served by public transport, the default policy is for car parking provision to be minimised, substantially reduced or wholly eliminated in certain circumstances. The policies above would be particularly applicable in highly accessible areas such as in or adjoining city cores or at a confluence of public transport systems such rail and bus stations located in close proximity.

4.20: These locations are most likely to be in cities, especially in or adjacent to (i.e. within 15 minutes walking distance of) city centres or centrally located employment locations. This includes 10 minutes walking distance of DART, commuter rail or Luas stops or within 5 minutes walking distance of high frequency (min 10 minute peak hour frequency) bus services.

The residential element of the proposed development comprises a large scale, high density residential development which is very well served by public transport and is located in immediate proximity to Maynooth Town Centre, St. Patrick’ College and Maynooth Train Station. It is therefore considered that future residents will be able to walk/cycle to local services, amenities and places of employment. Alternatively, residents will be able to utilise the high-quality public transport hub provided by Maynooth Train Station. On this basis it is considered reasonable to conclude that a significantly reduced level of car parking provision is appropriate. It is proposed that 98 no. car parking spaces will serve the residential content which equates to 0.53 space per unit. It should also be noted that the proposed development includes for the provision of 430 no. bicycle spaces which significantly exceeds the Development Plan requirement of 275 no. spaces (see Section 7.7.2 below). It is considered that by providing a significant amount of convenient and accessible bicycle parking bays, future residents of the proposed development will consider this to be a realistic and convenient mode of transport thereby further reducing demand for car parking spaces.

The office element of the development will be served by 107 no. car parking spaces. This level of provision is below the 139 no. spaces stipulated by the KCDP. However, the proximity of the train station means that travelling to work by train is a feasible option for future employees. This accessibility combined with the provision of ample bicycle parking will significantly reduce the demand for car parking associated with the office use.

It is considered that the level of car parking provision accords with the strategic planning policy aspirations of the National Planning Framework in the context of delivering sustainable development proposals at appropriate locations. A reduction in car parking at such locations is also stipulated by the Apartment Guidelines 2018 and is intended to encourage modal shift. On this basis it is concluded that the level of car parking provision proposed is appropriate and accords with the principles of proper planning and sustainable development.

58 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

7.7.2 Cycle Parking A total of 430 no. bicycle spaces are provided in the proposed development. Secure and safe parking is provided for residential and commercial elements of the scheme both at grade level and in the underground car park.

A shared cycle and vehicle surface is provided within the proposed development in line with DMURS 2019 guidelines. For commuter journeys, cycling can be considered as a feasible means of transport for those working within 8 km of the development. Maynooth Town Centre and the Rail Station are located in immediate proximity to the application site and are within a <5 min cycle time for the average cyclist from the proposed development.

There are 400 long stay resident bicycle parking spaces located in the basement in two secure and well- lit communal zones. These long stay bicycle parking spaces are easily accessible to occupants and within 50 meters of the occupant’s destination. The communal spaces employ a mix of user-friendly stacked parking systems and standard Sheffield bicycle stands. The mixture of bicycle parking systems maximises circulation space and differing usability of the residents. Access is provided by two bicycle stairs one adjacent the main ramp and another within the central courtyard.

7.8 Water and Foul Services

7.8.1 Water Supply It is intended that the watermain for the proposed development will be connected to a 250mm diameter HDPE watermain in Parson Street. A new 150mm diameter service pipe is proposed to serve the entire development. In addition, it is proposed to undertake upgrade works in respect of existing infrastructure on Parson Street. Irish Water have confirmed that a connection into the public watermain on Parson Street can be accommodated. Please refer to the enclosed Engineering Services Report prepared by Tobin’s Consulting Engineers for further details.

7.8.2 Surface Water Disposal There is an existing Surface Water infrastructure located in Parson Lodge, which discharges to the Roosk Tributary to the North West of Parson Street. The infrastructure is made up of seven 300mm diameter pipe runs, which discharge into a 1200mm diameter pipe, which in turn discharges to the Roosk Tributary. It is proposed to discharge the surface water run off generated on site into the Roosk Tributary. The surface water drainage layout has been designed using the Wallingford Design Software (MicroDrainage). A number of Sustainable Urban Drainage Systems (SuDS) have been incorporated into the drainage infrastructure proposed on the application site consisting of a petrol interceptor, hydrobrake, attenuation tanks, detention basin, green roofs and permeable paving.. Please refer to the enclosed Engineering Services Report prepared by Tobin’s Consulting Engineers for further details

7.8.3 Foul Water Network It is proposed to discharge the wastewater from the proposed development to the existing 1200mm Diameter Concrete pipe located in Parson Street outside the existing St Mary’s Church of Ireland. It is proposed to discharge all the wastewater by gravity. A Pre-Connection Application was made to Irish Water and their Confirmation of Feasibility can be seen in the enclosed Engineering Services Report, prepared by Tobin’s Consulting Engineers. Please refer to the enclosed Engineering Services Report prepared by Tobin’s Consulting Engineers for further details.

7.9 Flood Risk Enclosed with this submission is a Flood Risk Assessment Report prepared by Tobin Consulting Engineers. Based on the results of the South Eastern CFRAM study, it is estimated that the flood extents of the Taghadoe River encroach upon an area in the north west of the subject site during a 1-in-1000 year Mid-Range Future Scenario. This flood event includes for the likely impact of climate change. This area

59 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

of the site found to be liable to flooding has been designated as amenity area (water compatible) and also a part of the proposed site access road (less vulnerable).

The proposed office pavilion and residential apartments are located in Flood Zone C, where the probability of flooding is less than 1-in-1000 years. The PSFRM guidelines consider Flood Zone C appropriate for residential and commercial use. As part of the proposed development a new access road to the site will be constructed along its northern boundary. This will tie into Parson Street (liable to flooding during a 100-year event) and the canal harbour road (not liable to flooding during a 1000-year event), see Figure 4-1 of enclosed Flood Risk Assessment. As access/egress to/from the site will be possible during a 1000-year flood event, the development satisfies the criteria of the PSFRM’s Justification Test.

There is no evidence to suggest coastal and groundwater as potential sources of flood risk to the proposed development. Surface water arising onsite will be managed by a dedicated storm water drainage system designed in accordance with SUDS. The landscaping and topography of the developed site shall provide safe exceedance flow paths in the event of extreme flood events or in the case of a blockage of the drainage system, so as to minimise pluvial flood risk to people and property.

The Flood Risk Assessment concludes by stating that:

‘It is estimated the risk of flooding to the proposed development will be minimal, it is also predicted that the proposed development will not impact flood risk elsewhere.’

7.9.1 Emergency Access

As noted in the Section above Parson Street and the existing access point to the application site are liable to flooding during a 100-year event. As per the requirements of the Flood Risk Management Guidelines 2009 it is necessary to ensure that emergency access is maintained to the site in a flood event. This matter has been the subject of careful consideration as well as consultation and agreement Kildare County Council’s Fire Officer. The secondary connection point between the application site and the Royal Canal Towpath (the Civic Square) has been designed in such a way so as to facilitate fire tender access from Leinster Street and along a section of the towpath to the application site. This fire servicing strategy would only ever require to implemented in the unlikely event that the primary access point to the application site was flooded and inaccessible. It is considered that the provision of the secondary/emergency access point ensures that the proposed development accords with the provisions of the Flood Risk Management Guidelines 2009.

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

The capacity of the childcare facility is based on assumptions drawn from CSO population figures as per Table 22 below which indicates that approximately 7.78% of the population is of creche going age. This metric has been applied to the proposed development to determine the size of the creche that is required.

Table 22 CSO Figures in Maynooth

Census Year Electoral CSO ED Total Population 0-4 Years % of Population Division Area Code 0-4 Years

60 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

2011 Maynooth 06040 13,617 961 7.06%

2016 Maynooth 06040 15,998 1,244 7.78%

Change - - +2,381 +283 +0.72%

Source: Central Statistics Office, 2011 and 2016 Census Results. Available on: http://census.cso.ie/sapmap2011/Results.aspx?Geog_Type=ED&Geog_Code=06040&CTY=06

http://census.cso.ie/sapmap2016/Results.aspx?Geog_Type=ED3409&Geog_Code=2AE19629224013A3E055000000000001#SAP MAP_T1_100

In order to estimate the childcare requirements for the proposed development it is necessary to calculate a resident population figure. Based on an average household size of 2.7 persons from the 2016 Census, the proposed development will have a population of 494 people.

An estimate based on the above table indicates that the typical creche going cohort make up approximately 7.8% of the overall population which equates to the requirement of 38.5 no. creche spaces to serve the proposed development of 183 no. units. However, it is noted that Section 4.7 of the Apartment Guidelines 2018 state the following:

‘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.’

The omission of the one-bedroom and studio apartments results in a reduction in the overall number of units to 104 units. The childcare demand generated by 104 units is 22 spaces. Notwithstanding this, in order to accommodate users of the office element of the development the proposed creche has been sized to accommodate 40 no. childcare spaces, which is in excess of the calculated requirement. This planning application is accompanied by a Childcare Impact Assessment. The Childcare Impact Assessment establishes that Maynooth is well served by existing childcare facilities albeit that capacity within the existing facilities is limited.

7.10.1 School Capacity

Objective HP 8 requires applicants for residential developments over 25 units, to demonstrate how the proposed increase in population will be accommodated in terms of education provision. Guidelines from the Department of Environment, Heritage and Local Government and Department of Education indicate that 12% and 8.5% of a population at any time is assumed to be of primary and secondary school going age respectively8. Table 23 below identifies primary and post primary schools in Maynooth and their enrolment as of September 2019 (the most recent figures available).

Table 23 - School Enrolment9 School Enrolment as of 30th September 2019 (most recent available figures) Primary Presentation Girls Primary School 619 Maynooth Boys National School 570 St Peter’s National School 75 Maynooth Educate Together National School 284 Total 1,548

8 Maynooth Local Area Plan 2013-2019 – P27 9 Department of Education: Data on Individual Schools - https://www.education.ie/en/Publications/Statistics/Data-on-Individual- Schools/

61 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

Post Primary Maynooth Post Primary School 967 Maynooth Community College 609 Total 1,576

Based on the criteria outlined in Section 7.10 the school place demand associated with the proposed development is based on 104 no. units. Utilising the guidance set out in the Maynooth Local Area Plan we can estimate that the proposed development will generate a demand for 34 no. primary school spaces and 24 no. post primary spaces. This would equate to a demand of 2.19% on the overall primary school space provision in the town and 1.5% on the overall post primary school space provision as of 2019. It is considered that, in the context of the figures outlined above, the demand generated by the proposed development will be negligible.

7.11 Archaeology, Architectural Heritage & Conservation This submission is accompanied by an Archaeological Assessment prepared by John Cronin & Associates. This report concludes that the current design iteration does not give rise to any significant negative visual impacts on built heritage responses within the wider environs of the subject site. Indeed, it is believed that the planned works will contribute positively to the public amenity value and design quality of this part of Maynooth. The report concludes as follows:

‘Based on the available evidence garnered from the relevant datasets, documentary, historic and cartographic sources, as well as the site inspections and the archaeological testing programme undertaken as part of this assessment, it is considered that there will be no predicted impacts on the recorded archaeological resource should the proposed development proceed’

Localised impact on aspects of the protected structure have been identified and appropriate mitigation measures have been identified in the report, as illustrated below:

‘It is recommended that, prior to the any development proceeding at the subject site, a second phase of licensed archaeological testing be undertaken within the development site. This second phase of testing would facilitate the assessment of all identified potential archaeological features and deposits uncovered during the previous testing programme (20E0254), as such, allowing for greater clarity in determining the most appropriate mitigation strategy in relation the potential archaeological resource which exists within the site.

It is further recommended, should the proposed development proceed, that any subsurface excavations undertaken as part of the public realm works on Parson Street be subject to archaeological monitoring as these works will extend into the Zones Of Notification which surround both St. Mary’s Church (KD005 - 016----) and Maynooth Castle (KD005 - 015 ---- ), a National Monument in the ownership of the State (Nat. Mon. No. 485). Although archaeological monitoring of previous infrastructural schemes along this section of road revealed no archaeological features, with the area proving to be heavily disturbed, the survival of subsurface archaeological features underlying the modern layers cannot be discounted.’

All works to the protected structure will be conducted under the supervision of a suitably qualified conservation consultant and the above mitigation measures and recommendations will be undertaken on grant of permission.

The planning application is also accompanied by an Architectural Heritage Impact Assessment prepared by John Cronin & Associates. This assessment concludes that:

62 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

‘It is deemed that the proposed development at Parson Street will not give rise to significant negative impacts on the special character, curtilage or attendant grounds of the protected structure or the designated architectural conservation area. The graduated density and massing of the proposed development will facilitate appropriate increase in intensification of a previously un-developed site to the rear of the former rectory. It will provide a sustainable and high-quality architectural response to the need for increased office and residential accommodation in the town centre, in keeping with the planning objectives of Kildare County Council for Maynooth. The planned scheme will provide a varied town centre extension with improved public amenity and access to a heretofore underutilised site. The improved presentation of the proposed buildings compared with other developments fronting onto the canal which forms the south-east boundary of the site lifts the tone of a heretofore neglected and under- exploited feature of the town which has the potential to emerge as a key public amenity.’

7.12 Compliance with Part V of the Planning and Development Act 2000 in respect of Social Housing This section of the report details the draft Part V proposal. The relevant legislation regarding Part V Social Housing is contained within the Planning and Development Act 2000 (as amended) and the Planning & Development Regulations, 2001 (as amended).

Under Section 96 of the Act the options for compliance with Part V are as follows:

I. The transfer, to the Planning Authority of the ownership of part(s) of the land (10%) subject of the application, to be reserved for the provision of social housing. II. The building and transfer, on completion, to the ownership of the Planning Authority, or to the ownership of persons nominated by the, of houses on the land which is subject to the application for permission of such number and description as may be specified in the agreement. III. The transfer to the ownership of the Planning Authority, or to the ownership of persons nominated by the Authority, of houses on any other land within the functional area of the Planning Authority of such number and description as may be specified in the agreement. IV. The grant to the Planning Authority of a lease under the Housing Acts 1966 to 2014 of houses on the land which is subject to the application for permission, or on any other land within the functional area of the Planning Authority, of such number and description as may be specified in the agreement. V. A combination of a transfer of land and one or more of the options listed above, or a combination of 2 or more of any of the others.

Article 22(2)(e) of the Regulations outlines the details to be included as part of any residential planning application subject to Section 96 of the Act. It states the following:

“in the case of an application for permission for the development of houses or of houses and other development, to which section 96 of the Act applies, details as to how the applicant proposes to comply with a condition referred to in sub-section (2) of that section to which the permission, if granted, would be subject, including-

i. details of such part or parts of the land which is subject to the application for permission or is or are specified by the Part V agreement, or houses situated on such aforementioned land or elsewhere in the planning authority’s functional area proposed to be transferred to the planning authority, or details of houses situated on such aforementioned land or elsewhere in the planning authority’s functional area proposed to be leased to the planning authority, or details of any combination of the foregoing, and ii. details of the calculations and methodology for calculating values of land, site costs, normal construction and development costs and profit on those costs and other related costs such as an appropriate share of any common development works as required to comply with the provisions in Part V of the Act”

63 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

The proposed scheme includes 183 no. residential units. The applicant proposes providing 10% of the dwelling units to fulfil the scheme’s Part V obligation as detailed below.

Table 24 - Part V

Part V Information Required Part V Proposal

(i) details of such part or parts of the land for the The applicant proposes to transfer 10% of the proposed development or is or are specified by completed units within the proposed the Part V agreement, or houses situated on such development to Kildare County Council aforementioned land or elsewhere in the planning authority’s functional area proposed to be Please refer to enclosed drawings for details of the transferred to the planning authority, or details of location of the proposed units. houses situated on such aforementioned land or elsewhere in the planning authority’s functional area proposed to be leased to the planning authority, or details of any combination of the foregoing, and

In accordance with the Planning & Development (ii) details of the calculations and methodology for Regulations, 2001 (as amended), the applicant has calculating values of land, site costs, normal provided estimated calculations and the construction and development costs and profit on methodology for calculating values for the those costs and other related costs such as an proposed Part V units in the enclosed application appropriate share of any common development documentation. works as required to comply with the provisions in Part V of the Act, and Please see enclosed architectural drawings. (iii) a layout plan showing the location of proposed Part V units in the development?

7.13 Appropriate Assessment, Invasive Species & Trees

The Planning Application is accompanied by the following:

▪ Natura Impact Statement ▪ Appropriate Assessment Screening Report ▪ Ecological Impact Assessment ▪ Bat Report ▪ Invasive Species Management Plan ▪ Arboricultural Impact Assessment

7.13.1 Invasive Species

The enclosed Invasive Species Management Plan prepared by Invasive Plant Solutions Ltd. identifies the extent to which the site is affected by invasive species. It sets out a series of conclusions and recommendations which set out how invasive species are to be managed during the construction and operation of the proposed development.

7.13.2 Appropriate Assessment

The planning application is also accompanied by a Natura Impact Statement prepared by MKO Ltd. This assessment concludes that:

64 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

‘All identified potential pathways for impact are robustly blocked through the use of avoidance, appropriate design and mitigation measures as set out within the NIS. The measures ensure that the construction and operation of the proposed development does not adversely affect the integrity of European sites. Therefore, it can be objectively concluded that the proposed development, individually or in combination with other plans or projects, will not adversely affect the integrity of any European Site.’

7.13.3 Arboricultural Impact Assessment

The planning application is accompanied by an Arboricultural Impact Assessment (AIA). This Assessment identifies the number of trees that are required to be removed to accommodate the proposed development and provides a quality categorisation for each tree. The design strategy for the proposed development was based on retaining as many high-quality trees as possible. The AIA also includes a Tree Protection Methodology to ensure that retained trees are protected during the construction and operational phases of the proposed development

7.13.4 Ecological Impact Assessment

The Ecological Impact Assessment (EcIA) completes a thorough assessment of the impacts of the proposed development on biodiversity. Where likely ecologically significant effects are identified, measures are prescribed to avoid or minimise or compensate for such effects. With the implementation of the prescribed mitigation measures the EcIA concludes that the proposed development will not result in the loss of habitats or species of high ecological significance and will not have any significant effects on the ecology of the wider area.

The potential residual impacts on ecological receptors will not be significant and no potential for the proposed development to contribute to any cumulative impacts on biodiversity when considered in- combination with other plans and projects was identified.

Provided that the development is constructed in accordance with the design and best practice that is described within this application, significant effects on biodiversity are not anticipated at any geographic scale.

65 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

8. ASSESSMENT OF POTENTIAL ENVIRONMENTAL IMPACTS

8.1 Legislative Context Environmental Impact Assessment (EIA) requirements derive from EU Directives. The requirements of Directive 2011/92/EU and preceding directives have been transposed into Irish Legalisation. EU Directive 2014/52/EU amends EIA law in several respects by amending Directive 2011/92/EU.

The Key Issues Consultation Paper, May 2017, issued by the Department of Housing, Planning, Community and Local Government, outlines the Government’s proposals for transposing the 2014 Directive into Irish legislation. This screening report is drafted based on the requirements of EU Directive 2014/52EU, notwithstanding that the directive is yet to be transposed into planning legislation.

In accordance with the provisions of Part X of the Planning and Development Act 2000 (as amended), an EIA shall be carried out in respect of an application for development which is specified in Schedule 5 of the Planning and Development Regulations 2001 (as amended) [the Regulations]. A mandatory EIA is required for developments which fall within the remit of Schedule 5.

In addition, a ‘sub-threshold’ EIA may be required, if the Planning Authority determines that the development would be likely to have significant effects on the environment. Schedule 7 of the Regulations details the criteria for determining whether a development would or would not be likely to have significant effects on the environment, and this was transposed directly from Annex III of the 2011 Directive. The 2014 Directive provides a revised Annex III and its transposition into national legislation is mandatory. This screening report, therefore, refers to Annex III of the 2014 Directive.

8.2 Screening for Mandatory EIA The proposed development for residential development and office facility falls within the category of an ‘Infrastructure Project’ within Schedule 5 (10) (b) of the Planning and Development Regulations, which provides that a mandatory EIA must be carried out for the following projects:

b) (i) Construction of more than 500 dwellings (ii) Construction of a carpark providing more than 400 spaces, other than a car-park provided as part of, and incidental to the primary purpose of, a development. (iii) Construction of a shopping centre with a gross floor space exceeding 10,000 square metres. (iv) Urban development which would involve an area greater than 2 hectares in the case of a business district, 10 hectares in the case of other parts of a built-up area and 20 hectares elsewhere. (In this paragraph, “business district” means a district within a city or town in which the predominant land use is retail or commercial use.)

The proposed development is for a mixed-use development on a site area of 1.98 ha. The proposed development does not trigger a requirement for a mandatory EIA because:

The planning application is accompanied by an EIA Screening Report prepared by MKO. This report concludes that the proposed works do not exceed the threshold for which EIA is mandatory. It is also considered that the proposed development is not a sub-threshold development that requires an EIA however it was assessed against the relevant criteria and is considered unlikely to have ‘significant effects on the environment’.

The relevant legislation requires EIA for a number of classes of project that could potentially relate to the proposed development including the construction of more than 500 dwelling units and the development

66 Proposed Mixed Use Development at Parson Street, Maynooth, Co. Kildare

of an urban area greater than 10 Hectares however, the proposed development does not exceed the threshold of any of these classes.

An EIA Screening exercise was however carried out to determine the potential for the proposed development to have significant environmental effects or not. This exercise has been informed by a site visit and the Natura Impact Statement prepared for the proposed development.

The nature or characteristics of the proposed development are not considered likely to have significant effects on the environment. The geographic extent of the development is modest in scale on a site of this area and there will be no significant impacts during the operational phase.

All works will be carried out within or adjacent to the site of the proposed development.

The proposed works have been reviewed in the the Natura Impact Statement which has concluded that the proposal will not significantly impact sensitive habitats nor will there be any adverse impacts arising from the proposals on any Natura 2000 sites.

The characteristics of the potential impacts are not considered significant, as standard best practice will be adopted.

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9. CONCLUSION The application site is situated south-west of Maynooth Town Centre at Parson Street and is approximately 1.98 Ha in area. The application site is located in an area zoned ‘Town Centre’ within the Maynooth Local Area Plan. The proposed development is considered to accord with the provisions of the Kildare County Development Plan and the Maynooth Local Area Plan. Maynooth is a key town designated for significant growth in the recently published Regional Planning Guidelines. The provision of a development of this type and scale is an appropriate design intervention at this town centre location with excellent public transport connectivity. The application site also has excellent pedestrian connectivity with both Maynooth Town Centre and Maynooth Train Stations.

The proposed development provides for the creation of a high quality, mixed use development on a site in Maynooth Town Centre. The streetscape has been designed to ensure maximum potential integration with the proposed urban framework plan and existing public realm outside the site. It is considered that the proposed development accords with all relevant national, regional and local planning policy. The proposed development would, therefore, be in accordance with the proper planning and sustainable development of the area.

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