Planning Application to An Bord Pleanála Planning Report & Statement of Consistency Proposed Strategic Housing Development Proposed Residential and Commercial Development at 42A Parkgate Street, DuBlin 8. For Ruirside Developments Limited FEBRUARY 2020 42A PARKGATE STREET, DUBLIN 8 FOR RUIRSIDE DEVELOPMENTS LIMITED Document Control: - AutHor Checked by Purpose Date NC EMP Final 31.01.2020 STEPHEN LITTLE & ASSOCIATES FEBRUARY 2020 42A PARKGATE STREET, DUBLIN 8 FOR RUIRSIDE DEVELOPMENTS LIMITED TABLE OF CONTENTS 1 EXECUTIVE SUMMARY ............................................................................................................................ 1 1.1 INTRODUCTION ............................................................................................................................................ 1 1.2 APPLICATION SITE ........................................................................................................................................ 1 1.3 PROPOSED DEVELOPMENT ............................................................................................................................. 1 1.4 AMENDMENT TO PROPOSED SCHEME FOLLOWING AN BORD PLEANÁLA PRE-APPLICATION CONSULTATION ................... 2 1.5 NATIONAL & REGIONAL PLANNING POLICY CONTEXT .......................................................................................... 3 1.2.1 NATIONAL PLANNING FRAMEWORK .................................................................................................................. 3 1.5.1 Eastern & Midlands Regional Spatial and Economic Strategy ......................................................... 4 1.6 SMARTER TRAVEL – A SUSTAINABLE TRANSPORT FUTURE, A NEW TRANSPORT POLICY FOR IRELAND 2009 – 2020 ....... 5 1.7 SECTION 28 MINISTERIAL GUIDELINES .............................................................................................................. 5 1.7.1 'SustainaBle Residential Development in UrBan Areas: Guidelines for Planning Authorities, 2009' 5 1.7.2 Guidelines for SustainaBle Residential Development, UrBan Design Manual ................................. 6 1.7.3 SustainaBle Urban Housing: Design Standards for New Apartments - Guidelines for Planning Authorities (March 2018) ................................................................................................................................ 6 1.7.4 UrBan Development and Building Heights, Guidelines for Planning Authorities, DecemBer 2018 . 6 1.7.5 The Planning System and Flood Risk Management – Guidelines for Local Authorities, 2009 ........ 7 1.7.6 Design Manual for UrBan Roads and Streets (2013 - updated in 2015 and 2019) .......................... 7 1.7.7 Guidelines for Childcare Facilities, 2001 ......................................................................................... 7 1.8 DUBLIN CITY DEVELOPMENT PLAN 2016 - 2022 ............................................................................................... 7 1.8.1 Land-Use Zoning and Development Policies & OBjectives .............................................................. 7 1.8.2 Development Plan Design Standards (Not covered By Ministerial Guidelines) ............................ 11 1.8.2.1 PuBlic Open Space ...................................................................................................................................... 11 1.8.2.2 Transport and Mobility ............................................................................................................................... 12 1.9 OTHER ASPECTS ......................................................................................................................................... 12 1.9.1 Part V ............................................................................................................................................. 12 1.9.2 Irish Water ..................................................................................................................................... 13 1.9.3 Environmental Impact Assessment Report (EIAR) ........................................................................ 13 1.9.4 Appropriate Assessment ............................................................................................................... 14 1.9.5 Material Contravention ................................................................................................................. 14 1.9.6 Additional Technical Reports and Supporting Information ........................................................... 14 2 INTRODUCTION ..................................................................................................................................... 16 2.1 STRATEGIC HOUSING DEVELOPMENT APPLICATION ........................................................................................... 16 2.2 DEFINITION OF STRATEGIC HOUSING DEVELOPMENT ......................................................................................... 17 2.3 BRIEF DESCRIPTION OF PROPOSED DEVELOPMENT ............................................................................................ 17 2.4 CIRCULATION TO PRESCRIBED BODIES ............................................................................................................. 20 2.5 THE APPLICANT .......................................................................................................................................... 20 2.6 APPLICANT’S LEGAL INTEREST ....................................................................................................................... 20 2.7 AGENT ..................................................................................................................................................... 20 2.8 PLANNING DESIGN TEAM ............................................................................................................................. 21 2.9 EIAR TEAM .............................................................................................................................................. 21 3 APPLICATION SITE & CONTEXT .............................................................................................................. 23 3.1 SITE DESCRIPTION ...................................................................................................................................... 23 3.2 SITE CONTEXT ............................................................................................................................................ 24 3.3 EXISTING & PLANNED USES .......................................................................................................................... 24 3.4 CONSERVATION AREA AND PROTECTED STRUCTURES ......................................................................................... 26 4 PLANNING HISTORY .............................................................................................................................. 28 4.1 HICKEY’S SITE - REG. REF. 3613/06 (ABP REG. REF. PL29N.221587) ............................................................. 28 4.2 PLANNING PRECEDENT CASES ....................................................................................................................... 31 4.3 PLANNING HISTORY SUMMARY ..................................................................................................................... 32 5 PRIOR CONSULTATION IN RESPECT OF PROPOSED STRATEGIC HOUSING DEVELOPMENT ...................... 34 STEPHEN LITTLE & ASSOCIATES FEBRUARY 2020 42A PARKGATE STREET, DUBLIN 8 FOR RUIRSIDE DEVELOPMENTS LIMITED 5.1 AN BORD PLEANÁLA PRE-APPLICATION CONSULTATION .................................................................................... 34 5.2 SECTION 247 CONSULTATIONS WITH DUBLIN CITY COUNCIL ............................................................................... 34 5.3 OTHER CONSULTATIONS WITH DCC ............................................................................................................... 35 rd 5.3.1 S247 Meeting No.1: 3 SeptemBer 2018 ...................................................................................... 35 th 5.3.2 S247 Meeting No.2: 19 DecemBer 2018 ..................................................................................... 36 th 5.3.3 S247 Meeting No.3: 18 January 2019 ......................................................................................... 36 st 5.3.4 S247 Meeting No.4: 31 January 2019 .......................................................................................... 36 5.3.5 S247 Meeting No.5: 28 FeBruary 2019 .......................................................................................... 37 st 5.3.6 Meeting No.6: 21 March 2019 .................................................................................................... 37 5.3.7 Follow Up Consultation with the Planning Authority .................................................................... 37 5.4 DCC HOUSING DEPARTMENT – PART V CONSULTATION .................................................................................... 38 5.5 OTHER CONSULTATION ............................................................................................................................... 38 5.5.1 Irish Water ..................................................................................................................................... 38 5.5.2 Transport Infrastructure Ireland ................................................................................................... 38 5.5.3