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Inspector's Report ABP-306929-20

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Inspector's Report ABP-306929-20 Inspector’s Report ABP-306929-20 Development Extension and Enhancement of Established Racecourse Facilities together with associated Extraction and Continuation of previously permitted Restoration Works at Walshestown. Location Punchestown, Walshestown, Blackhall, Tipperkevin and Bawnogue, Naas, Co. Kildare Planning Authority Kildare County Council Planning Authority Reg. Ref. 19523 Applicant(s) Punchestown Racecourse Type of Application Permission Planning Authority Decision Split – Grant & Refuse Type of Appeal First & Third Party Appellant(s) Punchestown Racecourse (First) Blackhall Road Residents Association (Third) Observer(s) Ruth O’Connor ABP-306929-20 Inspector’s Report Page 1 of 130 Date of Site Inspection 4 December 2020 Inspector Una Crosse ABP-306929-20 Inspector’s Report Page 2 of 130 Contents 1.0 Site Location and Description .............................................................................. 4 2.0 Proposed Development ....................................................................................... 5 3.0 Planning Authority Decision ............................................................................... 11 Decision ...................................................................................................... 11 Planning Authority Reports ......................................................................... 13 Prescribed Bodies ....................................................................................... 23 Third Party Observations ............................................................................ 24 4.0 Planning History ................................................................................................. 25 5.0 Policy Context .................................................................................................... 29 Development Plan ....................................................................................... 29 Natural Heritage Designations .................................................................... 35 EIA Screening ............................................................................................. 36 6.0 The Appeal ........................................................................................................ 36 Grounds of Appeal ...................................................................................... 36 Applicant Response .................................................................................... 40 Planning Authority Response ...................................................................... 42 Observations ..................................................Error! Bookmark not defined. Further Responses .........................................Error! Bookmark not defined. 7.0 Assessment ....................................................................................................... 57 8.0 Recommendation ............................................................................................... 89 9.0 Reasons and Considerations ................................Error! Bookmark not defined. 10.0 Conditions ................................................................................................. 125 ABP-306929-20 Inspector’s Report Page 3 of 130 1.0 Site Location and Description Punchestown Racecourse is located c.2.5km southeast of Naas and is accessed via the R411. The site area to which the appeal relates has a total area of c.88.5 hectares within the townlands of Punchestown, Walshestown, Blackhall, Tipperkevin and Bawnogue in County Kildare and comprises two separate but adjoining and interconnected elements which I will outline in turn. The application area within the existing Punchestown Racecourse site has an area of c.15 hectares and is located immediately east of the existing Grandstand accommodating the existing home straight of the Racecourse. The documentation submitted outlines that the Racecourse hosts 18 fixtures annually including the five- day annual Punchestown Festival which takes place annually at the end of April. The facility also hosts, festivals, shows and other public events and trade shows. The second area comprises the Walshestown site and has an area of circa 73.5Ha. This includes the existing quarry to the north of the area which includes areas which have been worked out. Much of the central area of the site (proposed excavation area) was not previously excavated but was subject to some surface disturbance such as topsoil stripping. To the south, much of this area (proposed track extension) was previously quarried and has been reinstated with low-grade pasture and a manmade lake and is at a considerably lower level than the adjoining public road to the east. Within the wider area there are detached one-off dwellings located sporadically on the adjoining public roads and agricultural holdings. On the other side of the public road from the Walshestown facility there is a soil recovery facility which is operated by Behan. There are a number of different inter-related owners of the overall site with letters of consent submitted with the application from Blackhall Racing Company Unlimited T/A Punchestown Racecourse, Walshestown Restoration Limited and the Kildare Hunt Club. ABP-306929-20 Inspector’s Report Page 4 of 130 2.0 Proposed Development Introduction & Context 2.1.1. There are two interconnected elements to the proposal which I will outline below. The documentation provided also outlines the need for the proposed development which I outline separately in Section 2.7 below. 2.1.2. It is outlined that the Racecourse was first established in 1824 and is widely regarded as Ireland’s premier racetrack with the title of Ireland’s Racecourse of the Year awarded in 2018. It was ranked in the top 10 of the world’s greatest racecourses in 2019. Currently 18 annual fixtures with the five-day Punchestown Festival at the end of April the premier event contributing in excess of €60m to the local economy attracting c.127,000 visitors to the region. Punchestown provides direct and indirect employment within County Kildare and surrounding area. 2.1.3. It is outlined that the concept for the proposed development first arose when Punchestown in association with Walshestown Restoration Ltd. acquired the former Cemex quarry site immediately to the east of Punchestown. The lands presented opportunities for Punchestown to futureproof its facility and to extend the track. It is also stated that Punchestown have serious concerns that the former quarry, if left in its current state, would impact on views of the Racecourse from the Grandstand. Extension and Enhancement of Racecourse The development proposed to the racecourse is as follows: 2.2.1. Track Extension • It is proposed to extend the existing racetrack by approximately 660m in length to the southeast of the existing track with a width of 80m, over an area of c.64,213m2, connecting into the existing racetrack allowing for a maximum race distance of 1 mile (1609m) to the existing finish line. The topography within this area varies by approximately 20m, from approx. 160m OD to the east at the site boundary to 140m OD to the west at the existing track and in order to provide the required gradient of 3% significant earthworks are required with the gradient of the proposed track extension to be reduced by approx. 5m for every 165m in ABP-306929-20 Inspector’s Report Page 5 of 130 length to tie in with the existing track at grade. The foundations for the proposed extension require approx. 334,000m3 tonnes of fill materials primarily comprising subsoil but also topsoil, sands and gravels sourced from the adjoining quarry (as outlined below). • Re-contouring of lands to north and south of track extension to blend in with existing contours requiring placement of approx. 24,000m3 to the north and 213,000m3 to the south of the track extension comprising subsoil, gravel and sand and some topsoil. • Drain and fill in the existing surface water pond located within the site of the proposed track extension and create two new surface water ponds one to the north (approx. 50,000m3 capacity) and one to the south (approx. 30,000m3 capacity) of the track extension which will also be used as attenuation ponds to cater for run-off from the track extension, the quarry and surrounding lands. The main attenuation pond is the larger northern pond with an overflow pipe from same connected to the southern pond with the southern pond having an overflow to a soak-away to the south of the proposed track. 2.2.2. Widening Home Straight • It is proposed to widen the existing home straight over a distance of 800m by a maximum of 54m, over an area of c.19,010m2, with the finish line home straight 35m wider than existing, facilitating races to finish closer to spectators in the main stand. Significant earthworks are required to achieve the relevant gradient with existing ground levels to be raised by approx. 1m requiring 68,000m3 of fill materials (subsoil, topsoil, sands and gravels). • The relocation of current attenuation ponds in front of the grandstand which serve to attenuate storm water run-off from surrounding hardstanding areas within Punchestown. It is proposed to relocate these ponds to the east towards the centre of the racetrack providing one larger pond with capacity to store approx. 12,000m3 in normal conditions (no restriction on outflow). It is proposed to install a shut-off valve allowing water levels to increase to allow for a max. storage of up to 31,000m3. This pond will drain to the existing soakaway
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