39 Fitzwilliam Place Dublin 2 Tel 01 662 5803 Fax 01 676 6374 [email protected] www.johnspainassociates.com Senior Executive Officer, Planning and Strategic Infrastructure Department, Fingal County Council, County Hall, Swords, Co. Dublin K67 X8Y2. Date: 29th April 2016 Dear Sir / Madam, RE: SUBMISSION ON THE FINGAL DRAFT DEVELOPMENT PLAN 2017-2023 IN RELATION TO LANDS AT KINSEALY CO. DUBLIN 1.0 INTRODUCTION 1.1 On behalf of our clients, Alhans Limited (in receivership) over which Declan McDonald and William O' Riordan of PWC, One Spencer Dock, North Wall Quay, Dublin 1 were appointed (on 25 April 2012) as joint receivers of the assets, we wish to make a submission on the Draft Fingal County Development Plan 2017 – 2023, which is currently inviting submissions until 29th April 2016. This submission relates to a significant development parcel located in the core of Kinsealy Village, 4.09 ha of which are zoned RV Rural Village and 2.42 ha of which are unzoned. This submission seeks the zoning of the entire parcel of lands for RV purposes and the extension of the settlement boundary of the village in the interests of consolidation and to promote the orderly development of the village. 1.2 The RV Rural Village zoning seeks to: “Protect and promote the character of the Rural Village and promote a vibrant community in accordance with an approved Local Area Plan, and the availability of physical and community infrastructure.” Managing Director: John P. Spain BBS MRUP MRICS ASCS MRTPI MIPI Executive Director: Erika Casey BA (MOD) MRUP MIPI John Spain Associates Ltd. trading as John Spain Associates. Directors: J. Spain, S. Spain. Registered in Ireland No. 396306. Registered Office: 50 Upper Mount Street, Dublin 2. VAT No. IE 6416306U Associate Offices: London Manchester Leeds 1.3 It is outlined in the draft plan that a Local Area Plan will be prepared for Kinsealy which will set out the detail regarding the future growth and development of Kinsealy Village. 1.4 However, it is important that the County Plan provides the strategic planning framework within which the LAP will be prepared. In this submission we will set out the rationale for amending the development boundary of Kinsealy Village and extending the RV zoning on our client’s lands in the draft County Plan to ensure that a sustainable pattern of development can be progressed there over the plan period. It is submitted that the development boundary as indicated in Map 9 of the draft plan should be amended to include further lands to the west. These lands should also be zoned RV. The inclusion of this land would allow a preferable consolidated form of development in Kinsealy. Balance of Alhans Ltd. lands Proposed extension to settlement boundary and RV zoning Fig. 1: Extract from Zoning Map – Draft Fingal County Development Plan 2017-2023 indicating proposed extension to settlement boundary and RV zoning. 1.5 We also set out the objectives of our clients for the future of these lands and the key role that they will play in the future development and consolidation of Kinsealy Village. It will be detailed in this submission that sequentially these lands are best placed to ensure the appropriate and sustainable development of Kinsealy Village and in this regard should be prioritised for development. In this context the settlement boundary of Kinsealy Village should be amended in the review of the County Plan and the subject land zoned RV to ensure consistency with the future LAP for the settlement. 2.0 SITE LOCATION AND DESCRIPTION 2.1 The subject lands measure 6.51 ha and are located on the western side of the Malahide Road at the junction with Chapel Lane. Baskin Lane travels along the southern boundary of the site. 2.2 The site is bound to the south and north by a dense hedgerow with trees, and to the east by a low limestone wall, trees and hedgerow. The Sluice River runs to the north of the site. The grounds of the large Abbeville estate are located to the north which is identified as an Architectural Conservation Area. The landholding borders John Spain Associates Planning & Development Consultants 2 but does not encroach on this Conservation Area. The site is currently in agricultural use and there are agriculture gates on the eastern and southern boundaries. 2.3 The lands are located opposite the St. Olave development which comprises a residential development and a modest neighbourhood centre accommodating retail and commercial units. Also opposite the site is St. Nicholas Catholic Church and associated school building. 2.4 The lands are served by a public foothpath both along the Malahide Road and Baskin Lane. Further west on Baskin Lane there are a number of detached dwellings. At the junction of Baskin Lane and the Malahide Road, opposite the subject site is the Kinsealy Garden Centre. The Teagasc Research Centre is located further to the south. 2.5 The lands are served by a Dublin Bus Route and are strategically located within the core of the village centre. In this regard they provide an obvious opportunity to consolidate development within the village core and create more of a defined village streetscape. Fig. 2: Approximate Site Location Fig.3: Kinsealy Village Centre (Subject lands to left) John Spain Associates Planning & Development Consultants 3 Fig. 4: Baskin Lane (Subject Lands to right) Fig. 5: St. Nicholas Church Fig. 6: St. Olave Neighbourhood Centre 2.6 The village therefore accommodates all of the key ingredients that make successful communities and the development of the subject site, including the proposed extended area for residential use, provides an opportunity to consolidate the role of the village in the settlement hierarchy of the County. Its location within the core of the village surrounded by land uses and services that support residential use, means its development as proposed accords with best planning practice. 2.7 Existing development in Kinsealy Village is generally low density and linear in nature. The route of the proposed Kinsealy Bypass runs along the western boundary of the site in part and traverses the northern part of the site. John Spain Associates Planning & Development Consultants 4 3.0 STATUTORY CONTEXT FINGAL COUNTY DEVELOPMENT PLAN 2011-2017 3.1 The current statutory Development Plan for the lands is the Fingal County Development Plan 2011 – 2017. The subject lands are primarily zoned: Zoning objective “RV” rural village: Objective: Protect and promote the character of the Rural Village and promote a vibrant community in accordance with an approved local area plan, and the availability of physical and community infrastructure. Vision: Protect and promote established villages within the rural landscape where people can settle and have access to community services. The villages are areas within the rural landscape where housing needs can be satisfied with minimal harm to the countryside and surrounding environment. The villages will serve their rural catchment, provide local services and smaller scale rural enterprises. Levels of growth will be managed through local area plans to ensure that a critical mass for local services is encouraged without providing for growth beyond local need and unsustainable commuting patterns. 3.2 The following specific objectives relate to villages: “Develop each village in accordance with a Local Area Plan (LAP) which will provide the optimal development framework to ensure the protection and enhancement of the existing village, the strengthening and consolidation of the village core and the provision of a high quality living environment for the existing and future population of the village.” 3.3 Part of our clients the lands to the west are outside of the development boundary and are unzoned. 3.4 It is stated in the plan that there is 6.6ha of land zoned for residential use in Kinsealy providing sufficient land for 109 new housing units. It is submitted that this is a very modest allocation of residentially zoned land considering the strategic location of the village and its good public transport connections. It is considered that Kinsealy, given its proximity to existing facilities and amenities and its public transport connections has the capacity for further residential development. It is envisaged that the subject lands that are sought to be included within the settlement boundary which constitute 2.42 ha could accommodate further housing provision. This additional housing would ensure the sustainable development of Kinsealy Village whilst maintaining its position as a rural village within the overall settlement hierarchy. 3.5 The inclusion of the subject lands within the settlement boundary and their zoning as RV would also provide a greater spatial balance to the existing pattern of development in the village which to date has largely been concentrated to the east of the Malahide Road. John Spain Associates Planning & Development Consultants 5 Lands outside Plan Boundary Fig. 6: Extract from Fingal County Plan 2011-2017 Zoning Map Fig. 7: Location of Lands outside Development Boundary Draft Fingal County Development Plan 2017 - 2023 3.6 Under the draft County Development Plan, part of our clients lands retain their RV zoning: “Protect and promote the character of the Rural Village and promote a vibrant community in accordance with an approved Local Area Plan, and the availability of physical and community infrastructure.” 3.7 However, the western extremity of the lands remains outside the settlement boundary and are not zoned RV. 3.8 It is stated in the Plan: “The future development of Fingal’s villages needs careful consideration. In the metropolitan area growth in villages such as Coolquay, Kinsealy, Rivermeade and Rowlestown will be managed to ensure these centres do not expand rapidly, putting pressure on services and the environment and creating the potential for unsustainable travel patterns.” 3.9 In terms of capacity over the plan period, the plan identifies that there is 94 ha of land available in the small towns and villages which has the potential to yield 877 residential units.