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