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Submission Towards the Barnhill Local Area Plan 2017-2023 for Lands at Barnhill / Passifyoucan / Westmanstown, Dublin 15, by Barina Property Group

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Submission Towards the Barnhill Local Area Plan 2017-2023 for Lands at Barnhill / Passifyoucan / Westmanstown, Dublin 15, by Barina Property Group Land use zoning proposal for lands at Barnhill / Passifyoucan / Westmanstown, Dublin 15 Submission towards the Barnhill Local Area Plan 2017-2023 for lands at Barnhill / Passifyoucan / Westmanstown, Dublin 15, by Barina Property Group Fenton & Associates, Planning and Development Consultants Land use zoning proposal for lands at Barnhill / Passifyoucan / Westmanstown, Dublin 15 1.0 INTRODUCTION Within the overall Greater Dublin Area there is a current demand for housing, however, there is a gestation period from land being zoned to homes being delivered and available for occupation, can take up to 10 years, given that in some instances circa two years may be required for the preparation and adoption of Local Area Plans, up to a year to eighteen months to achieve planning permission and a subsequent two years for construction. When existing zoned lands are taken up, in terms of granting planning permission and developing same, it is at this stage that further lands should be identified and zoned for residential lands use so that housing can be delivered on a consistent basis. In the event of land not being zoned for residential development in the four Dublin Local Authority areas, it is reasonable to presume that pressure for housing development in the adjoining counties of Kildare, Wicklow, Meath and Louth may increase. The development of higher density housing in Dublin City Centre and Docklands will not alleviate or replace the need for the provision of affordable family houses in the Dublin suburbs. Fenton & Associates, Planning and Development Consultants Land use zoning proposal for lands at Barnhill / Passifyoucan / Westmanstown, Dublin 15 2.0 FINGAL COUNTY & WIDER BLANCHARDSTOWN AREA Fingal County is one area where there is land available for the delivery of housing, yet there are lands which are unzoned, adjacent to existing zoned lands, residential development and public transport infrastructure. In the Blanchardstown area of Fingal, there are two areas zoned for major residential development: (a) in the north at Tyrellstown / Hollywoodrath on the new N2 / N3 Link Road and (b) to the south-west at Clonsilla i.e. the Hansfield Strategic Development Zone (SDZ) and directly south of same in Barnhill, both of which straddle the existing Dublin Dunboyne / M3 Parkway rail line to the city centre. Lands at Kilmartin / Hollywoodrath Lands at Hansfield SDZ & Barnhill The lands within the Hansfield SDZ are currently being developed for housing, with many houses occupied, and services such as schools and a train station provided and operational. Lands at Barnhill are close to Blanchardstown, which is the largest commercial and residential centre within the Metropolitan Area of Fingal. Blanchardstown, has a strong link to the national rail network as well as the national road network i.e. the M2, M3 and M50. Outside of the main centre of Blanchardstown are a number of residential areas which include the villages of Clonsilla, Castleknock, Mulhuddart, Ongar and Tyrrelstown. To the north is the Dublin Enterprise Zone, c.1,500 hectares employing c. 20,000 while a third level campus associated with the Institute of Technology Blanchardstown (ITB), the National Sports Campus and the National Aquatic Centre are all located within the confines of Blanchardstown. Fenton & Associates, Planning and Development Consultants Land use zoning proposal for lands at Barnhill / Passifyoucan / Westmanstown, Dublin 15 3.0 HANSFIELD SDZ AND BARNHILL The adjoining Hansfield SDZ lands are currently being developed for affordable, higher density housing and it is expected that within the next three years over 300 dwellings will be delivered (to date, circa 400 dwellings have already been delivered). The planned new sustainable community within the SDZ will be served by rail via the newly constructed railway station at Hansfield on the Clonsilla to M3 Parkway railway spur. The lands to the south of the SDZ, at Barnhill, are yet to be developed as they require the preparation of a Local Area Plan, however, to the immediate west, there is a major area of unzoned land (outlined in red over), consisting of circa 60ha (c. 148 acres) that this submission relates to, abutting the Hansfield SDZ and Barnhill LAP lands. The subject lands are also within the area subject to the Section 49 Supplementary Development Contribution Scheme for the re-opening of the Navan to Dublin Railway Line - Phase 1 - Clonsilla to Dunboyne (Pace). Sufficient infrastructural services are also available to serve these lands. Fenton & Associates, Planning and Development Consultants Land use zoning proposal for lands at Barnhill / Passifyoucan / Westmanstown, Dublin 15 The lands in the Hansfield SDZ will provide for approx. 3,000 dwellings with all necessary major infrastructural items in place to serve same, except for a major open space / recreational area. The recreational areas to serve the SDZ are at St. Catherine’s Park to the south at Leixlip and the Royal Canal Walk. The lands to the immediate south of the SDZ, at Barnhill, are zoned for residential land use but are subject to the preparation of a Local Area Plan, which is now underway. We note that the current Fingal Development Plan contains “Objective Blanchardstown 18” which states: “Prepare and/or implement the following Local Area Plans and Masterplans during the lifetime of this Plan” and goes onto include “Barnhill Local Area Plan”. Furthermore, the Development Plan states that “the development of larger areas of residential lands will only take place subject to the necessary infrastructure being available and to this end will be subject to a Local Area Plan”. In line with the current Development Plan’s objective to ensure that “ there is sufficient land zoned in the right places to meet the housing targets up to 2023 in the first instance, recognizing that much of this may not be completed until after that date. This will involve consolidating urban areas around the Dublin Gateway and making the most efficient use of investment in infrastructure through integration with land use planning policy”, we believe that now is the opportune time to consider the zoning of our client’s lands for residential land use at Barnhill/Passifyoucan/Westmanstown as the development of same will be a natural progression of the development of the wider Blanchardstown area, and will allow for a holistic masterplan for the Barnhill environs. Fenton & Associates, Planning and Development Consultants Land use zoning proposal for lands at Barnhill / Passifyoucan / Westmanstown, Dublin 15 4.0 BARNHILL / PASSIFYOUCAN LANDS The lands, to which this submission relates, straddle three townlands; Barnhill, Passifyoucan and Westmanstown, and directly adjoin the Co. Meath and Kildare borders, with existing development to the north at Ongar, Beechfield, Hunters Run and Littlepace also all abutting this county boundary with Meath. It is obvious that our client’s lands should be the next phase of residential development in the greater Blanchardstown area and we request that in making the new Barnhill LAP, that the future development of these adjoining lands be considered. We note that the current Fingal Development Plan provides for the preparation of the Barnhill LAP, the objective of which is to require: Construction of houses on these lands will be dependent on the delivery of the proposed new road and bridge over the railway; Ensure the provision of pedestrian access between Barberstown/Barnhill and the Hansfield SDZ by means of a new pedestrian over bridge integrated with adjoining development including the proposed Hansfield rail station; Adoption of the Local Area Plan shall be dependent on the rail station at Hansfield being open, accessible and serviced by train. By enabling the future development of our client’s lands, the objectives of the proposed LAP as set out in the Development Plan can be achieved. In preparing the LAP, we request that Fingal County Council consider that fact that the development of c. 60ha of land will require, in normal circumstances, up to 30 acres of open space which could be provided on the western side of the subject lands and accumulated to provide a major tract of recreational lands with playing pitches serving the entire area, including the SDZ lands and the existing RA zoned lands to which the proposed LAP relates, and for which there is a severe deficit in the general area. Fenton & Associates, Planning and Development Consultants Land use zoning proposal for lands at Barnhill / Passifyoucan / Westmanstown, Dublin 15 The zoning of the subject lands at Barnhill / Passifyoucan / Westmanstown for residential land use, adjoining the Dublin Dunboyne / M3 Parkway rail line and Hansfield Rail Station would serve two purposes: (a) provide for affordable family houses, adjoining public transport facilities, within the catchment of Blanchardstown Town Centre and (b) provide for c. 30 acres of recreational open space adjoining the Kildare / Meath borders which would act as a buffer or Green Belt between the developed area of Blanchardstown and those two counties. Our client has the ability to deliver housing in this area to cater for the growing demand for new homes in the Greater Dublin Area as they have vast residential development experience. In addition, the Barina Property Group has the capability of delivering the new proposed roadway south of their own lands due to agreements entered into with adjoining landowners, this would facilitate the construction of this road to the county boundary. It should be noted that the subject lands were previously proposed to be zoned for residential land use in the Draft Fingal Development Plan 1999-2005, at the same time that the lands to the east at Barnhill (south of Hansfield SDZ and the railway line) were zoned. It is now logical to masterplan the overall area in a meaningful manner, taking into account that all of the lands could provide for a unified development unit, that ought not to be allowed to be developed in a piecemeal manner in a series of separate proposals with no overall coherent plan.
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