dunboyne / clonee growth corridor

Dunboyne/

STRATEGIC FRAMEWORK GUIDANCE

CORRIDOR

Clonee Growth

Final Draft December 2015

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A STRATEGIC FRAMEWORK THAT PLANS FOR A DUNBOYNE / CLONEE GROWTH CORRIDOR 2016-2036Creating a Sustainable Community that is Dynamic , Prosperous, Vibrant and Inclusive

Sustainable Planning

Communities

FRAMEWORK PRINCIPLES

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DUNBOYNENORTH

DUNBOYNECLONEE

Framework Vision StatementThe Dunboyne / Clonee Growth Corridor will be a vibrant location for sustainable modern living, strategically positioned within the Metropolitan Area of the Greater Dublin Area; possess excellent public transport facilities; be a driver of economic activity as a strategic employment centre within County Meath, through the attraction of high quality job opportunities for its population; and, be complemented with enhanced environmental assets by the creation of an attractive and publically accessible green amenity corridor.

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IntroductionDunboyne is recognised within the national planning hierarchy as a key settlement

for growth – for communities and employment. Dunboyne is one of three strategic

development centres within County Meath, together with Navan and Drogheda.

Its role as a priority area for regional growth is identified in the Regional Planning

Guidelines and the Meath County Development Plan 2013 - 2019. Based on its

settlement role, it is envisaged the area could accommodate a population of

c.23,000 people over the study period.

The Corridor, and in particular Dunboyne, has a significant role to play in enhancing

the competitive advantage of both the county and region and to assist in the

national economic growth programme. Potential for between c.2,500 and c.4,600

additional jobs are envisaged for the area in line with overall settlement growth.

This potential is highlighted in the Economic Development Strategy for County

Meath 2014-2022.

Recent developments such as the M3 Motorway and the new railway line to

Dunboyne and M3 Parkway Park and Ride facility have enhanced the location

of Dunboyne, with strong transport linkages within the Greater Dublin Area and

indeed the Eastern and Midlands Region.

This study stems from the Economic Development Strategy for County Meath

2014-2022 and also from previous statutory policy relating to the area, within the

Meath County Development Plan 2007- 2013, which identified a requirement for

an integrated approach to land use and transport planning within the corridor to

inform planning at a local scale. Since 2007 a number of studies and reports have

been undertaken, seeking to identify appropriate land uses within the Dunboyne

/ Clonee Growth Corridor aligned with public transportation. This study seeks to

utilise and build upon these studies, as far as practicable, to provide a coherent

framework for growth within the corridor.

Purpose of Document

The purpose of this strategic framework guidance and economic strategy is to

support the future growth of the Dunboyne/Clonee Growth Corridor and to realise

the potential of the area as a metropolitan growth centre for sustainable living and

strategic employment within County Meath. Achieving this requires that housing,

community facilities and employment areas are located within close proximity to

each other and in such a manner that optimises the investments in public transport

and opportunities for greener travel. A core concept underlying growth for the area

is based upon developing the area as a low carbon zone.

This Strategic Framework Guidance is not a statutory plan; it is instead intended

as non-statutory guidance to drive the development of the corridor over many

years. In the short term it can be used as a strategic advisory document to inform

statutory plans including the implementation of the Meath County Development

Plan 2013- 2019 and proposed Variation No. 3 (Economic Variation) and the review

of the Local Area Plan pertaining to the area. The study also explores growth options

which include sufficient flexibility to allow for changes in market conditions so that

various growth components can be adjusted albeit within the context of coherent

and sustainable planning.

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Study Area

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Table of Contents

Introduction p.07

CHAPTER1: BACKGROUND p.10

CHAPTER2: CONTEXT p.14

CHAPTER3: STRATEGY p.30

CHAPTER4: FRAMEWORK PRINCIPLES p.42

CHAPTER5: FRAMEWORK FOR GROWTH p.52

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DUNBOYNE/CLONEEGROWTHCORRIDOR STRATEGIC FRAMEWORK

Background

01.Introduction

This report sets out a framework and mechanism for delivering Meath County Council’s

strategic vision for the Corridor, which comprises the Dunboyne / Clonee Growth

Corridor, for the period up to 2036. The framework builds on the relevant policies and

objectives set out within relevant National, Regional and Local policy and guidance

documents, in particular those of the Regional Planning Guidelines for the Greater

Dublin Area 2010 - 2022 (RPGs), the Meath County Development Plan 2013 – 2019

(CDP), the Economic Development Strategy for Meath 2015 and the Dunboyne, Clonee

& Pace Local Area Plan 2009 – 2015 (LAP), and provides a foundation for population

and economic development planning in the future. This Framework will be used to

inform future planning decisions within the Corridor.

Section 1 of this report provides an introduction to the Corridor, the need for this

Framework and also its key aims. Section 2 presents the strategic context, summarising

relevant national, regional and local planning policy documents and their aspirations

for the Corridor. The section also discusses the Corridor in detail, discussing key socio-

economic and demographic characteristics. Section 3 sets out the key challenges for

the Corridor in the future and provides a framework to guide population and economic

development in the future.

Study Area

The Study Area (hereafter referred to as ‘the Corridor’) comprises the following areas:

Lands in Co. Meath identified in the Clonsilla/Pace rail corridor Section 49

Supplementary Development Contribution Scheme;

The existing Dunboyne and Clonee Development Centres;

The M3 Motorway corridor from Fairyhouse Cross to the Fingal border.

The Corridor (as shown in Figure 1.1) is located entirely within the Metropolitan

Area of the Greater Dublin Area (GDA) and it is approximately 13km from Dublin City

Centre and 27km from Navan, on the N3/M3 corridor.

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b)

c)

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Background

In 2007 a project was initiated between the then Dublin Transportation Office (DTO)

and Meath County Council to formulate an Integrated Framework Plan for Land Use

and Transport Planning (IFPLUT) for the Dunboyne, Clonee and Pace Corridor. This

process, which saw the DTO replaced by the NTA in 2009, resulted in the drafting of

a draft IFPLUT the findings of which together with subsequent analysis informs this

Strategic Framework Study.

Since the draft IFPLUT was prepared in 2009, advancing the process and providing a

long term framework for the area has been protracted. This may in part be explained

by a change in national economic circumstances, the emergence of new regional

planning guidelines and a requirement to deliver statutory reviews of local area plans.

The decision to defer the continued build out of the rail line from M3 Parkway to Navan

has also created a need to reassess the role and function of the station and how best to

optimise such a significant investment in public transport in Dunboyne.

It has however provided the opportunity to strengthen the evidence base for assessing

housing land requirements in the Corridor, as a result of the publication of the 2010

Planning Act in the intervening period. The 2010 Act requires Development Plans to

include a core strategy to demonstrate that zoned housing lands are quantified and

managed in accordance with regional and national policy. This has been done and

incorporated in the Meath County Development Plan 2013-2019 as part of Variation

No. 2. In the short term this provides a useful foundation to inform population growth

in the study corridor.

More recently, the Government has been implementing a “whole of government”

response to the economic challenges facing the country, such as the Action Plan for

Jobs, Pathways to Work, Job Bridge and Supporting Economic Recovery and Jobs

Locally, involving local authorities. New local authority and regional arrangements

regarding policy, and in particular economic policy, has also required the public sector

to position itself to respond to new challenges and opportunities.

At a regional level new Regional Assemblies have been created under the provisions

of ‘Putting People First’ (2012), whereby Regional Planning Guidelines are to be

superseded by Regional Spatial and Economic Strategies. This would suggest economic

development is to have an enhanced role at the regional spatial planning level.

Figure 1.1; Study Area

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Additionally, ‘Putting People First’, together with the 2014 Local Government Reform

Act have placed economic development and employment central to all policy areas

within Local Authorities including the planning sector. Local Authorities are now

identified as the lead agencies to drive economic development at local level. The

incorporation of Local Enterprise Offices (LEO) also seeks to enhance the delivery of

employment within the Local Authority remit.

Under the new local authority arrangements, LEOs will provide a one stop shop for all

business enquiries and the connection point between local businesses and the State

enterprise development agencies - Enterprise Ireland (EI) and IDA Ireland.

Consequently, new institutional arrangements and the changed environment have

required a review of the role and policy context for the corridor and growth scenarios

for the area. It has also highlighted the need to broaden the scope of initial work

to further examine employment issues, given the enhanced economic role of Local

Authorities. In planning terms this requires a review of the quantum, location and

distribution of zoned land uses to cater for future population and housing requirements,

employment, social and community facilities. It also requires a review of infrastructure

needs to underpin planned growth and in particular the sustainable use of the public

transport system serving the area.

Meath County Council published the Economic Development Strategy for County

Meath in January 2015 and it aims to create 7,500 jobs in the county by 2020. The

Corridor is seen as having a key role in the delivery of this target, given its strategic

location within the Dublin Metropolitan Area and also given its high quality

transportation infrastructure.

A summarised timeline of key National, Regional and Local planning policy

developments in the period since 2007 is presented in Figure 1.1 overleaf.

Key Aims of this Framework

This Framework sets out a mechanism for delivering the vision for the area, through

four key aims:

To develop the corridor as a centre for regional population growth and an enriched

living environment for sustainable communities.

To strengthen and enhance the role of the corridor for local and strategic

employment growth in line with national economic priorities.

To optimise investments in the public transport system and encourage and

enhance sustainable travel by walking, cycling and public transport.

To align sustainable growth within the corridor with green infrastructure planning

principles and low carbon economies.

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1Timeline Summary 1

(1) This is not a definitive list as other guidelines and statutes may also impact on the corridor.

�00� Meath County Development Plan �00�-1� • Strategic Objective sets out requirement to commence preparation of an IFPLUT for corridor. • Identified as a dynamic cluster with provisions to identify opportunities afforded by new rail stations at Dunboyne and Pace and urban related motorway interchange for economic activities.

�00� Retail Planning Guidelines for the GDA �00�-1� • Recognises the emerging retail role and potential for Dunboyne from level 3 to level 2 retail centre.

�00� Integrated Land Use and Transportation Strategy (IFPLUT) for corridor (draft) • Four scenarios emerge with preference for growth of town and rail stations.

Dunboyne, Clonee & Pace Local Area Plan �00�-�01� • Preferred location for a level two town centre afforded to area around Pace Station, with an objective to provide for strategic employment use on lands adjacent to the future level 2 centre on a phased basis.

�010 Regional Planning Guidelines for the Greater Dublin Area �010-�� • Role of Dunboyne increased in regional context through its rise in settlement hierarchy from moderate growth town to large growth town II. • RPGs endorse emergence of Dunboyne from level 3 to level 2 retail centre.

Rail Line to M� Parkway Station (Pace) and Dunboyne opens

�01� Putting People First • Local authorities required to take a more proactive approach to facilitating enterprise and economic development; includes supporting local micro and small enterprises through local economic offices (LEOs),

�01� Meath County Development Plan �01�-�01�, as varied • Sets out high level objective to progress consideration of a Strategic Development Zone for employment generating uses within the Dunboyne / Pace area. • Assess and evaluate the location nature and quantum of employment lands with requirement for a land use and transportation study in tandem with relevant agencies to assist in process (wording slightly modified in 2014 by variation no. 2)

Economic and Retail Assessment of Dunboyne Clonee Pace Corridor • Provides a review of economic and growth potential for the area by AECOM/John Spain Associates.

�01� Local Government Reform Act �01� • Gives legal effect for the reforms set out in Putting People First, including the economic development functions assigned to local authorities

�01� Economic Development Strategy for County Meath �01�-�0�� published

Local Enterprise Office come into effect

CDP Variation No. 1 & � are concluded

Preparation of CDP Variation No. � (Economic Variation) see page 20 A study of junctions on the M� commissioned by TII in conjunction with Fingal County Council which includes the Castaheany, Pace and Black Bull junctions.Fig 1.2; Timeline of Key National, Regional and Local planning policy developments between and 2015

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Context

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This section discusses the Corridor in detail, sets out the policy context for this

framework and discusses key challenges in the future.

The Study Area

The Corridor (Figure 1.1) comprises:

Lands in Co. Meath identified in the Clonsilla/Pace rail corridor Section 49

Supplementary Development Contribution Scheme;

The existing Dunboyne and Clonee Development Centres;

The M3 Motorway corridor from the Fairyhouse Cross to the Fingal border.

The Corridor (shown in Figure 1.1) is located entirely within the Metropolitan Area of

the Greater Dublin Area (GDA). It is approximately 13km from Dublin City Centre and

27km from Navan, on the N3/M3 corridor.

The Corridor consists of two principal settlements – Dunboyne and Clonee.

The primary settlement is Dunboyne, a Level II Growth Centre within the GDA

Metropolitan Area as defined within both the RPGs and the CDP. It has a relatively

compact town centre and it is constrained to the east by the railway corridor and the

Tolka River flood plain. As such, the town continues to develop at its edges. The town

has 4 primary schools, accommodating a total over 1,400 pupils and 1 secondary school

accommodating over 1,400 pupils. These schools are concentrated along Station Road.

The town is also the only location in Meath to host a third-level institution, Dunboyne

College of Further Education.

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b)

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Dunboyne is served by two rail stations, Dunboyne and M3 Parkway, which provide

regular services to Dublin City. M3 Parkway also serves as a park and ride facility,

providing 1,200 car and bus parking spaces. Dublin Bus services are comprised of the

Nos. 70, 70N and 270 routes to and from Dublin City and also serving intermediate

stops, whilst Bus Eireann provides provincial bus services from the town.

Dunboyne benefits from excellent road infrastructure and is situated on the M3

motorway.

Other services in the town include Catholic and Church of Ireland churches, Garda

station, library, REHAB Resource Centre, GAA Club, soccer club, tennis club, pitch and

putt facility, health and fitness club and a community centre. The town also benefits

from a medical centre and a number of GP services.

Clonee is defined as a village in the CDP and has been subject to a variety of high

density residential developments which contrast with the more traditional village

ambience of the main street. Recent studies suggest that flood risk limits the capacity

of Clonee to accommodate any significant future residential development.

The main employment centres in Dunboyne are located around the town centre

and Dunboyne Business Park. In Clonee, the village centre is the main focal area for

business & employment. Bracetown is also a strategic employment location, with

substantial new infrastructure in place for the employment land to the north of the

M3, at Clonee.

The Corridor’s water supply is drawn from Fingal, which supplies c. 2,500m3 per day.

Wastewater is transported to Fingal County Council and eventually into the Ringsend

Waste Water Treatment Plant.

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Policy Context

Set out below is a brief summary of the key national and regional guidance and

guidelines, which are considered to be of particular importance to this Framework,

together with a summary of relevant local development plan documents.

National Policy ContextThe following key documents are relevant to this Framework:

TheNationalSpatialStrategy

The National Spatial Strategy (NSS) provides a 20-year framework for spatial

development in Ireland from 2002-2022. More recently a review of the implementation

of the NSS, “Implementing the National Spatial Strategy 2010 Update and Outlook”, was

published in 2010 which outlines development trends since 2002 and challenges for

the implementation of the NSS. Although the NSS remains in effect, the Government

has indicated its intention to replace same with a new National Planning Framework

expected to be published in 2016. The new framework will provide the strategic

context for amongst other matters;

Investment in critical infrastructure by both the public and private sector in key

areas like housing, transport, energy, water services, etc.

Planning at regional and local levels for Irelands requirements in relation to

housing, commercial office and industrial accommodation;

Preparation of new Regional and Spatial Strategies by the three new Regional

Assemblies;

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PlanningPolicyStatement(2015)

In 2015, the Government published its first Planning Policy Statement to underpin its

commitment in valuing a forward looking, visionary and dynamic planning process.

The statement seeks to ensure that the right development takes place in the right

locations and at the right time and that the social, economic and physical infrastructure

necessary to meet the needs of our people protects the many qualities of our natural

& built environment. The document sets out the key principles & priorities which the

planning process should seek to achieve.

The following other documents are also of relevance:

National Development Plan (2007-2013) & Infrastructure and Capital

Investment 2012- 2016 Medium Term Exchequer Framework

Capital Investment Programme 2016 -2021

National Climate Change Strategy

Ireland and the Climate Change Challenge: Connecting ‘How Much’ with ‘How

To’ Final Report of the NESC Secretariat to the Department of Environment,

Community and Local Government December 2012

DECLG Spatial Planning and National Roads (2012)

Smarter Travel – A Sustainable Travel Future 2009-2020

National Cycle Policy Framework 2009-2020

Sustainable Residential Development in Urban Areas (2009)

The Planning System and Flood Risk Management (2009)

Department of Education & Skills Publications (2008)

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Regional Policy Context

The following key documents are relevant to this Framework:

RegionalPlanningGuidelinesfortheGreaterDublinArea2010-2022

These guidelines were prepared by the Dublin & Mid East Regional Authorities in

2010 and set out the planned direction for growth within the Greater Dublin Area for

the period up to 2022. They seek to deliver policies integrating land use, transport,

economic growth and investment in utilities, water, broadband and energy so that

the GDA can move towards becoming a sustainable high quality location for business,

residents and visitors.

County Meath can be categorised according to the two sub-regions identified in the

RPGs: the Metropolitan Area and the Hinterland Areas (see Figure 2.1). The Metropolitan

Area of Meath includes Dunboyne and Clonee. The focus for the development of

the Metropolitan Area is the consolidation of settlements and the promotion of

development which facilitates the integration of land use and transport.

Dunboyne is identified as a ‘Large Growth Town II’ in the Guidelines and population

growth of approximately 15,000 to 30,000 should be planned for. The Guidelines

state that these Large Growth Towns will accommodate significant new investment in

transport, in economic and commercial activity and in housing over the lifetime of the

Guidelines and they will act as important self-sustaining regional economic drivers for

the GDA, capitalising on their international connectivity and high quality connections

to Dublin City Centre, whilst also supporting and servicing a wider local economy, and

for some this extends beyond the GDA into surrounding Regions.

From an economic perspective Dunboyne is identified as a Secondary Economic Growth

Town alongside Ashbourne in the Regional Planning Guidelines. The RPGs recognise

the area has yet to realise its potential and that it plays an important economic role

given its location on a developing rail line. It is also located strategically on the edge of

the Gateway Core in an area with a high foreign direct investment presence.

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Figure 2.1: Metropolitan and Hinterland Areas of Meath

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RetailStrategyfortheGreaterDublinArea2008–2016

The purpose of the retail strategy is to guide the activities and policies for retail planning

across the seven Councils which make up the Greater Dublin Area. The Strategy aims to

set out a co-ordinated, sustainable approach to the assessment and provision of retail

within the GDA. In broad terms, the Retail Strategy identifies the role of Dunboyne

gradually developing from a level three to level two centre during the study period (i.e.

Dunboyne will gradually develop towards Level 2 Status over a period of 20 years from

the date of the Study to 2028).

‘TransportStrategyfortheGreaterDublinArea2010-2030’

A draft strategy document has been prepared and public consultation on the draft

concluded on 11th April 2011.

The draft strategy document constitutes a strategic transport plan for the GDA for the

next 20 years. A number of fundamental tenets underlie the draft strategy objectives.

These include the adoption of a hierarchy of transport users with pedestrians, cyclists

and public transport users at the top of the hierarchy. Consequently, these users should

have their safety and convenience needs considered first. A second key principle is the

requirement that land use planning and transport planning need to be considered

together in the overall development of the GDA region. The land use measures set out

in the strategy seek to:

Focus person-trip intensive development, particularly key destinations such as

retail and offices, into Dublin City and Designated Town centres within the GDA

(for Meath these equate to the Large Growth Towns I identified in the Regional

Planning Guidelines for the Greater Dublin Area 2010, i.e. Navan and the Drogheda

environs); and;

Focus any person-trip intensive development outside Dublin City and Designated

Town centres to locations served by stations on the existing and proposed rail

network (particularly Metro and DART).

The Draft Strategy outlines that development densities should be higher in these

areas. In addition, intensive development should also take place in areas well

served by rail. Development should take place at these locations in advance of

other locations. The Strategy identifies that mixed use development will be the

primary pattern of growth in all areas, with an emphasis on commercial uses

in centres, and on residential uses in other areas served by public transport.

Dunboyne is served by � rail stations and is identified for growth in the Regional

Planning Guidelines.

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Local Policy Context

Meath County Development Plan �01�- �01�

The Meath County Development Plan 2013 – 2019 sets out the Council’s strategy for

the proper planning and sustainable development of the County. The Plan provides a

framework for planning at the County level, ensuring that it is consistent with National

and Regional policies.

Dunboyne is designated as one of two ‘Large Growth Towns II’, within the CDP. A Large

Growth Town II is defined as a ‘strong active growth town, economically vibrant with

high quality transport links to larger towns/city’. It is specified in the Plan that ‘as a key

metropolitan area settlement, Dunboyne will have a similar role in Meath’s settlement

hierarchy to Navan and Drogheda’ (Meath’s two Large Growth Towns I), and ‘like Large

Growth Towns I, it will be a key growth centre in the County and encompass regional

economic activity and local service provision’. The Plan states that growth should be

planned for a population in the order of 15,000 – 30,000 persons in Dunboyne.

Dunboyne is designated as a Secondary Economic Growth Town (linked with Ashbourne)

as part of the Plan’s economic strategy. The specific economic development objectives

for the Dunboyne area as set out in the Plan include:

Continuing to expand the retail offer and employment opportunities;

The consolidation and sustainable build out of the town of Dunboyne over

the next 15 years to reach Level II status in the retail hierarchy;

Encouraging mixed use settlement forms and sustainable centres, in which

employment, residency, education and local services/amenities are located in

close proximity to each other; and giving consideration to the potential to develop

a Strategic Development Zone in north Dunboyne, within the Metropolitan Area

of the National Gateway. It is noted that: ‘unparalleled economic development

opportunities exist adjacent to the M3 Parkway which would allow the development

of a strategic employment cluster, possibly based on the Strategic Development Zone

concept. Potential exists to develop a synergy between the area of Dunboyne and

Maynooth Environs in relation to complementary Life Science / SMART Park campuses

in partnership and collaboration with established third level institutions’.

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Figure 2.2: Tolka River, Clonee

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Todate,therehavebeentwovariationsmadetotheCDP,post-adoption:

Variation No. 1, referred to as an ‘enabling variation’, sought to amend existing

provisions within the CDP and in particular a number of objectives within the Core

Strategy, in order to clarify the manner in which the process of introducing objectives

and development frameworks for individual centres (which were at the time subject to

existing Town Development Plans and Local Area Plans) were undertaken, specifically

to meet housing and population allocations for each centre contained in the county

Core Strategy. Variation No. 1 was adopted on 4th November 2013.

Variation No. 2 of the CDP was adopted on 19th May 2014. The Variation collectively

forms Volume 5 of the CDP and is entitled “Written Statement & Development Objectives

for Urban Centres”. Variation No. 2 had the following objectives;

To introduce development objectives (including land use zoning objectives) into

the CDP for 29 no. existing centres which previously had Local Area Plans,

To introduce land use zoning objectives and an Order of Priority into the CDP for

the release of residential and employment zoned lands for 5 of the centres which

retained their Local Area Plans (namely Ashbourne, Drogheda Southern Environs,

Dunboyne/Clonee/Pace, Dunshaughlin and Ratoath),

To ensure that only the quantum of land required to meet the household projections

as set out in Table 2.4 for each centre is identified for release during the lifetime of

the CDP. This was to ensure consistency with the Core Strategy contained in the

CDP,

To review the appropriateness of the nature, location and quantum of industrial

and employment generating land use within each centre as part of the process,

to apply the land use zoning objectives contained in the Core Strategy of the new

CDP.

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iii)

iv)

Economic Development Strategy for County Meath �01�- �0��

The strategy seeks to provide “Clear, concise, innovative and evidence-based measures

aimed at accelerating the economic transformation, revitalisation and sustainable

development of Meath”.

A key challenge will be to ensure more jobs are available within Meath to its residents

and that the county is seen as a place to invest in, as well as live and visit. The strategy

examines investment factors and decisions aimed at transforming the employment

base to a more sustainable growth path up to 2022 as well as highlighting measures

and practices required to sustain success. The strategy and the central tenets of the

economic vision incorporate a substantial amount of work in the form of relevant

economic data analysis, spatial assessment and consideration of the importance of

promoting County Meath to help ensure it fulfils its economic potential in the coming

years.

It also reflects the extensive stakeholder consultations carried out as part of the study.

Owing to the significantly changed policy environment, notably the enhanced role for

Local Authorities regarding economic development, it is also informed by the relevant

policy environment (nationally, regionally and locally) and economic developments,

including those affecting foreign direct investment (FDI) – a key issue for Meath. The

Economic Development Strategy sets a new jobs target of 7,500 additional jobs to be

created in the County by 2022.

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The Economic Development Strategy identifies high levels of outward commuting

from the Dunboyne Area which is over and above that recorded within the overall

county level.

Keyelementsofthestrategyinclude:

Projection of the level of employment in County Meath to 2022 (going into the

Economic Vision for Meath), using the 2011 situation as the benchmark, and

carrying out sectoral projections of what can be achieved based on the inherent

strengths of the local economy and specific sectoral opportunities;

Assessment of spatial planning opportunities in the form of identified sites around

the county and the fit of these locations in the context of the current Meath CDP

2013-2019;

Marketing plan for Meath, which integrates the economic and spatial plans;

North Dunboyne is identified as one of the 5 no. Key Strategic Employment Sites

in County Meath which will be further consolidated by the intended incorporation

of same into the narrative of the Meath County Development Plan 2013 -2019 as

part of Variation No. 3.

Overall set of strategic recommendations for implementing the Economic

Development Strategy and monitoring progress during 2014-2022.

The strategy has been used to inform the commentary and assertions regarding

economic development and employment in the Corridor.

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North Dunboyne is identified as one of the 5 Key Economic Development Sites in

County Meath within the Economic Development Strategy targeted for employment

opportunities in the Meath Economic Development Strategy, and to take advantage

of the significant public investment in infrastructure including the public transport

interchange M3 Parkway railway station and Motorway linkages (M3).

The Economic Development Strategy also identifies the lands at Portan and Bracetown,

Clonee for employment generating uses.

Dunboyne, Clonee & Pace Local Area Plan �00�-�01�

The LAP sets out guidance as to how the corridor should develop at the local level.

The plan includes a series of policies and objectives for the area including a specific

objective for a framework plan for Pace, in North Dunboyne. Among other things, the

framework plan would seek to assess this location for the potential inclusion of a Level

2 Retail Centre, complimented by high end office development and other residential

development commensurate with its location and proximity to a multi-modal public

transport corridor. A framework plan was also required for employment land at Portan,

Clonee.

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As part of Variation No 2 of the CDP, these framework objectives have been carried

through. Objective PACE OBJ 1 of the variation states:

“To prepare a unitary Framework Plan for the designated Level 2 Retail Centre at Pace

which will address land use, transportation, connectivity, urban design, recreation and

implementation issues. Delivery of the Level 2 Retail Centre shall be phased and co-

ordinated in tandem with infrastructural provision across the Corridor Area. It shall be a

grounding objective of this Framework Plan to encourage development in a sustainable, co-

ordinated and efficient manner where such development is facilitated and accompanied

by the required infrastructure and services”.

Further, the written statement of the LAP was amended to ensure consistency with the

land use zoning objectives and order of priority for the release of lands as contained

in the CDP.

Strategic Flood Risk Assessment and Eastern Catchment Flood Risk Assessment

and Management (CFRAM) Study

A Strategic Flood Risk Assessment (SFRA) for County Meath was carried out and

informed the preparation of the Meath County Development Plan 2013-2019. The land

use zoning objectives map for Dunboyne/Clonee//Pace now forms part of Volume 5 of

the County Development Plan under Variation No. 2, which was the subject of a SFRA

process. The SFRA utilised the most up to date flooding data for the County available at

the time of plan preparation. It is the intention of Meath County Council to review this

assessment following the publication of the flood mapping which is being produced

as part of the national Catchment Flood Risk Assessment and Management (CFRAM)

Studies (WS OBJ 11 of the MCDP 2013 refers). The Eastern CFRAM Study is currently

underway with Draft Maps going out for public consultation during 2015.

Socio Economic Overview

Population of Dunboyne

In 2011, the population of the Dunboyne area totalled 9,578 persons; a 10% increase

on its 2006 population. The growth in population in Dunboyne over the 2006 – 2011

period was above the national average (8.2%). This is in keeping with the trend at

county level, which saw a 13.1% population growth in County Meath in the last census

period. In 2011, there were 3,049 households in Dunboyne, an increase of 15.5% over

the number of households in the area in 2006.

County Meath has a young population and higher youth dependency ratio in

comparison to regional and national trends. (The youth dependency ratio being the

proportion of people aged less than 15 years relative to the working population or

people aged between 15 and 64 years)

These trends are also reflected at the local level, in Dunboyne. Approximately one

quarter of the area’s population was under the age of 15 in 2011, while 67% was aged

between 15 and 64. The youth dependency ratio was just under 37% in 2011 compared

with 32% for the State.

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Labour Force Participation Rate, �011

Labour Force participation (LFP) measures the percentage of all people aged 15 or

over who are available for work, that is either at work or unemployed (Labour Force).

County Meath has a LFP rate of 65.8%, considerably higher than the State average at

61.9%.

Table 1: Labour Force Participation Rate 2011

Figure 2.3: Labour Force Participation Rate map of County Meath (Source: CSO Census)

Table 2: Population and Households in Dunboyne and Comparator Areas 2006-2011

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The proportion of the population of Dunboyne aged 15 and above at work in 2011

was 58.4% This compares favourably to the equivalent proportion in County Meath

(54%), the GDA (52.7%) and the State (50.1%). In total, 8% of Dunboyne’s population

aged 15 and over were unemployed in 2011, while 0.8% were looking for their first job.

A further 12.8% of Dunboyne’s population aged 15 and over were students in 2011.

Profile of Jobs and Persons in Employment in the Dunboyne Area

As part of the Census 2011, place of work, school or college (POWSCAR) details were

geo-coded for the population. All workers usually resident in Ireland on Census night

were coded to their place of work and all Irish resident students from the age of 5

and upwards were coded to their place of school/college. An analysis of POWSCAR

with respect to the Dunboyne area allowed the identification of the number of jobs

located in the Dunboyne and Clonee urban areas (POWSCAR data is not available for

Pace, which was not part of the data collection in 2011). Consideration of these towns

provides a good view of employment in the Corridor.

As Table 3 sets out, the number of jobs in the Dunboyne area totalled 2,510 in 2011.

Of these, 712 were held by residents of the Dunboyne area (including 191 persons

who stated they worked from home); the remaining 1,798 jobs were held by persons

living outside the Dunboyne area. At the same time, 3,468 Dunboyne residents were

working in jobs located outside the Dunboyne area.

Educational Attainment Levels

Relative to the comparator areas, educational attainment levels in Dunboyne are high.

Approximately 30% of the population of Dunboyne aged 15 or more, for whom full

time education has ceased, had attained a ‘Degree level’ educational qualification, or

higher in 2011. The equivalent value for County Meath and the State were 22.8% and

24.6% respectively. The proportion of the Dunboyne area population with at most

secondary level education was 46.6% in 2011; the equivalent values for Meath, GDA

and the State as a whole were 51.9%, 47.3% and 51.8% respectively.

Table 3: Summary of jobs in the Dunboyne Area 2011

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Challenges for the Area

Population and Housing

The Dunboyne area is envisaged to accommodate growth in accordance with its

designation as a Large Growth Town within the Meath County settlement hierarchy.

The CDP states that growth should be planned for a population in the order of 15,000

– 30,000 persons. There is a need to provide the appropriate social and physical

infrastructure to accommodate such growth.

Economic Development

One of the key challenges for the Dunboyne Area is to counteract the high level of

outward commuting by facilitating employment opportunities within the area.

North Dunboyne (Pace) is identified as one of the 5 Key Economic Development Sites in

County Meath within the Economic Development Strategy targeted for employment

opportunities in the Meath Economic Development Strategy, and to take advantage

of the significant public investment in infrastructure including the public transport

interchange M3 Parkway railway station and Motorway linkages (M3).

The main challenges in facilitating economic growth in the Corridor relate to ensuring

appropriate provision of local services to accommodate enterprise development,

including both foreign direct investment (FDI) and indigenous enterprise development.

The services include water and waste water services, energy (electricity and piped gas)

and high-speed broadband availability.

Another important factor is the provision of a skilled workforce and this is well provided

for in the Corridor and the rest of Meath.

In order to counteract the existing satellite role of Dunboyne / Clonee as a commuter

base, it is important that its role and function is realised, in that it forms part of the

National Gateway (Metropolitan Dublin), which has the largest regional labour pool in

the State. The Corridor occupies a unique strategic location within the county that can

attract high calibre employment opportunities in tandem with sustainable population

growth.

The area is one of many settlements competing for resources and investment

opportunities. It has a number of assets in terms of location, regional role as a growth

centre and multi-modal transport links contributing to a unique environment. It

therefore needs an identity, as part of the larger region and as a strategic employment

settlement, to deliver on its potential. Progress needs to be made on advancing

suitable available sites for business investment and on ensuring that developments

meeting market needs can be realized.

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Land use & Transport

A key challenge for Dunboyne is to create the conditions for a shift from a commuter

town to a significant employment centre in its own right. In light of the continued

deferral of Phase 2 of the Navan Rail Project, the importance of optimising use of the

existing investments made in rail infrastructure provides an opportunity to reassess

the role and function of existing rail stations serving the corridor in order to ensure the

area becomes sustainable employment destination.

Otherchallengesrelateto:

The area has a notable commuter workforce. According to the 2011 Census 50%

of all Dunboyne workers spend 30 minutes or more getting to work, with the car

being the predominant mode of transport for these journeys. Better alignment and

integration of employment and housing, linked with transport investment could

reduce emissions, reduce travel to work distances and commuting patterns.

At present, outlying employment areas are detached from the settlements of

Dunboyne and Clonee with limited opportunities to enhance transport links

between residential and employment lands.

Pedestrian routes have been improved in recent years however cycle routes are

limited and the town centre suffers from congestion. There is an urgent need for

pedestrian and cycling linkages throughout the settlement.

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Water

The reliable availability of consistently high quality drinking water, together with the

provision of equally good wastewater collection and treatment systems, is essential

in terms of providing for the desired future development and growth of the corridor.

In terms of freshwater, a new large diameter trunk main will be delivered and will be

operational by 2018, providing the additional capacity needed to support planned

growth. In relation to wastewater, Meath County Council is satisfied that existing

wastewater treatment infrastructure has the capacity to accommodate planned

growth up until such time as Irish Water provide a new wastewater treatment plan for

the Dublin Metropolitan Area (planned for 2022).

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Broadband & Telecommunications

Broadband networks are important to attract investment and support the local

economy in the Corridor. Next generation networks, network speeds and robust

telecommunications remain important development priorities for the Corridor and

wider region.

Dunboyne is served by MANs, as shown on the map opposite. The Metropolitan Area

Network (MAN) is a network of ducting and fibre optic cable laid within a metropolitan

area which can be used by a variety of businesses and organisations to provide services

including but not limited to telecoms, Internet access, television, telematics and CCTV.

Having access to the MANS network (fibre optic infrastructure) provides Dunboyne

with a valuable asset in attracting high end jobs in particular from FDI opportunities.

The MANs are publicly owned, while allowing all telecommunication operators open

access to the networks. Settlements with MANs networks have been shown to be more

attractive locations for FDI.

Renewable Energy

A key challenge for the corridor will be to provide a renewable energy ethos and series

of actions to implement the same, taking into consideration the best fit options for the

area. In doing so stewardship of a green and renewable philosophy for the area will

also be important.

Figure 2.4: Map of the Metropolitan Area Network (MAN)

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Environment and Flood Risk

The natural heritage of the area is an important asset and a unique resource. The

density and location of future development requires a balance between the desire to

increase the number of people close to local services, including transport modes, the

desire to regenerate and consolidate development in Dunboyne and Clonee centres

and the need to protect the architectural, archaeological and natural environments in

the Corridor.

In accordance with the Planning System and Flood Risk Management Guidelines, when

zoning land, consideration must be given to the undefended scenario. Dunboyne

& Clonee are situated at the confluence of the Tolka River and a tributary that flows

through Dunboyne itself. The Tolka and its tributaries are a source of significant flood

history and risk in the area. The Tolka Flood Study was commissioned by Dublin City

Council in association with Fingal County Council, Meath County Council and the Office

of Public Works (OPW) in 2002. The recommendations for the flood relief scheme have

now been implemented and flood resilience in an around Dunboyne and Clonee has

been improved.

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Strategy

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Sections 1 and 2 have discussed the strategic background to this framework, the

planning policy context underpinning the Corridor and highlighted the key challenges

to be addressed in the future.

Population Growth

The RPGs and Meath County Development Plan designate Dunboyne as a large growth

town II, planning for a population in the order to 15,000 to 30,000 persons. This level

of growth is an indication of the status of Dunboyne as a regional growth centre for

people and employment within the Greater Dublin Area.

The RPGs and Meath County Development Plan 2013 -2019 designate Dunboyne as

a large growth Town II and it is envisaged that growth of 15,000 to 30,000 persons

should be planned for. This level of growth is an indication of the status of Dunboyne

as a regional growth centre for both people and employment within the Greater

Dublin Area.

Owing to the difficulties associated with forecasting more long term population growth

for any area with any degree of accuracy, three population growth scenarios for the

Dunboyne area were modelled for the period 2019 -2036. The first, more conservative

growth scenario (Scenario 1), is based on the population of the Dunboyne area

increasing in line with the rate of population growth experienced in the Dunboyne ED

over the most recent Census period 2006 - 2011, namely the population will increase

by on average 2.8% annually over the 2019 – 2036 period. Under this conservative

Scenario, the population of Dunboyne reaches circa 19,082 persons by 2036.

A high growth scenario (scenario 3) is based on the population of the Dunboyne area

increasing in line with the population growth experienced in the built up (urban) area

of Dunboyne over the most recent Census period, namely the population of the area

will increase by on average 4.3% annually. Under Scenario 3, the population of the

area will reach 27,189 persons by 2036.

A medium growth scenario (scenario 2) is based on a growth rate between the high

and low rates has also been developed at 3.5%. Under the medium growth scenario

the population reaches 22,853 persons by 2036 and represents a healthy level of

growth within the corridor.

The medium scenario for population growth has been selected for the corridor, for the

purposes of this study, taking into consideration there are positive signs of economic

growth but that some uncertainty remains. This provides for a modest acceleration

of population growth in response to the provision of greater improved transport

links, including two rail stations and the M3 motorway, and the anticipated increased

importance of Dunboyne for employment growth in the context of the Meath

Economic Development Strategy. Preliminary traffic modelling has been carried out as

part of the framework study, largely in line with the population projections selected.

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Directing Population Growth

Population growth in the corridor will be focussed in the regionally designated town

of Dunboyne, with limited additional housing within brownfield sites in Clonee due to

flood risk constraints. Growth in the surrounding area should be carefully managed so

as to support the build out of the designated settlements in the corridor in line with

the key aims of the framework plan.

In order to retain the compact nature of Dunboyne, future residential capacity is based

on sequential planning within the triangulated growth model development nodes of

Dunboyne town centre and the two rail stations at Dunboyne and M3 Parkway.

Housing Lands

Within the Corridor there are approximately 66 hectares of undeveloped lands zoned

to cater for housing needs (i.e. zoned primarily for residential use and excluding

mixed use type zonings (7)), potentially accommodating c. 7,500 people at current

development plan densities. This would extend the population of the area to c.17,000

people. Beyond this, the medium growth scenario has been used to inform housing

land requirements up to the target year of 2036 with a requirement to cater for an

additional 5,000-6,000 people. (Note: This range is dependent on the application of

densities and inclusion of mixed use zones to cater for an element of housing).

Table 4: Forecast Population in Dunboyne Area, 2011 – 2036

Source: AECOM PMCA & Meath County Council Estimates based on CSO data

Reference Images: Growth Sectors

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Table 5 Jobs Forecast for Area Scenario 1

Source: AECOM, PMCA Economic Consulting and Meath County Council Estimates based on Baseline CSO data (2011).

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Economic, Employment and Retail Growth

Economic Growth

A major sectoral change in employment in Ireland in the past 15 years has been a shift

from manufacturing to the service sector. One indicator of this is that over the period

2003-2012, employment in services increased by 37% while manufacturing and other

industry declined by 18%. The Service sector now accounts for over two thirds of Gross

Value Added (GVA) in the economy.

At a more local level, there are a number of growth sectors of relevance to the

development of the Dunboyne area broadly defined under the two umbrellas of

internationally-traded services and high-tech manufacturing. These are:

Business Services;

Financial Services;

General ICT services;

Food and Drink Manufacturing;

Chemicals/pharma Manufacturing;

ICT Hardware Manufacturing;

Medical Devices Manufacturing; and

Electronics Manufacturing. General ICT services;

Science & High Tech Industry;

Third Level Linkages;

Research & Development;

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It is an increasing feature of industrial development that it takes place in the form of

clusters of activity. There are a large number of reasons for this, the most fundamental

being the fact that if the locational attributes are attractive to one firm in a sector,

then other firms will view them as attractive also. Another strong causal factor is

that clusters give rise to deeper labour markets and information and technological

spillovers. Deeper labour markets arise where the specific skills that an industry needs

are developed through employment in the firms in the cluster. This creates a local

labour market capable of providing the skills that the industry needs. Informational

and technological spillovers occur where market information and know-how transfer

from one firm to another through either formal or informal channels.

It makes sense, therefore, in developing a local jobs strategy to build on existing or

incipient clusters. The sectoral strengths of Meath were analysed in the context of the

Meath County Development Plan and the Meath Economic Development Strategy The

following sectors were identified as particular strengths:-

Food, Drink and Tobacco Sector: There are several significant players in the Meath

area, such as Largo Foods, Kepak, Alltech, Lir Chocolates and Carton Brothers; and

Financial and General Services: Firms such as Generalli, International fund services

and Europ Assistance, as well back offices services for the Coca Cola Group.

As well as these sectors, the County has a presence in other sectors, such as medical

devices, pharmaceutical products, and energy and waste that could form the basis

for attracting further industrial job development. The County has already responded

to the need to enhance R&D capabilities through linking with existing firms in the

modern manufacturing sector and the third level educational establishments.

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While the industries identified and the increasing focus on research and development

in County Meath represents strengths to be exploited, the locational behaviour

of foreign firms means that a purely sectoral based approach would run the risk of

ignoring other FDI opportunities. Therefore a broad based employment strategy is

considered appropriate.

Employment Growth

It is estimated the corridor includes just over 100,000 sq. metres of employment floor

space (7). This is located in four main areas- Dunboyne Business Park: Piercetown:

Bracetown Business Park and Summerhill Road (Alltech). There is c.233.7 hectares

available of zoned lands for employment generating uses within the existing LAP

pertaining to the study area.

coming years and is promoted as such.

It is estimated that the Corridor currently accommodates just over 100,000m2 of

employment floor space. This is located in four main areas - Dunboyne Business Park,

Piercetown, Bracetown Business Park and Summerhill Road (Alltech). There is c.180.5

hectares of zoned land available for additional employment generating uses within

the LAP.

Recent economic developments within the Corridor demonstrate investment

confidence in the area. Planning permission has been granted for two data centre

buildings (50,800m² floor area in total) on a 95.5ha site of existing employment

zoned land at Portan, Clonee. Furthermore, planning permission has been granted

by Meath County Council for an extension of the Hub Logistics Park at Bracetown,

which will provide 3 no. additional logistics, warehousing and light industrial units

over a total gross floor area 28,944m². These provide strong up to date evidence that

there is a growing interest in further developing employment generating industrial

and commercial development in the Corridor.

Under the growth scenario outlined in Table 5, jobs growth within the Corridor would

grow at the same rate as population growth (i.e. 3.5% per year) and this would lead to

an additional c.3,500 jobs within the study by 2036, with the outbound commuter rate

falling from 83% to 77%. The overall jobs/population ratio (including the outbound

commuters) would fall (because employment and population growth in the Corridor is

more rapid than outside the Corridor) but, even so, in 2036, the overall jobs/population

ratio of 51% would still likely be higher than that of the State.

The figures set out within Table 5 have been used to identify employment land

requirements within the corridor over the period to 2036. In this regard full time

equivalent were derived with the number of additional jobs adjusted to take account

of persons working from home, part time jobs and retail sector jobs. Employment

densities were then applied to identify floor areas and land requirements for

employment taking into account non lettable lands such as parking and landscaping.

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There is a strong requirement for additional employment zoned land in the Corridor

having regard to the following considerations:

the identification of North Dunboyne as one of the five key strategic employment

sites in the County within the Meath Economic Development Strategy 2014-

2022,

the need to facilitate the type of employment opportunities that require large

areas of land to accommodate their needs such as the proposed data centre use

at Portan, Clonee and similar businesses that would like to locate in this area in the

interest of positive shared synergies and cost competiveness opportunities.

Given the strategic location of the Corridor close to Dublin City, airport and

port, largescale developments remain a viable source of employment potential.

Consequently, employment land use requirements should not be overly prescriptive,

being guided by the principle of sustainable growth contained within this guidance

document and development management principles contained in the Meath County

Development Plan 2013- 2019.

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Retail Growth

The Retail Strategy for the GDA specifies that Dunboyne will gradually be developed

from a Level 3 Retail Centre to a Level 2 Retail Centre. An assessment of existing retail

use indicates that additional lands for retail use will need to be identified to facilitate

future development to meet Level 2 status.

Notwithstanding the central role of Dunboyne within the Corridor, the existing retail

profile within Dunboyne would be classified as a localised retail offer. According to

the Dunboyne, Clonee & Pace Corridor Economic and Retail Assessment, there is

approximately 1,285m2 of net convenience retail use and 885m2 of net comparison

retail floorspace in Dunboyne, which is quite limited for a settlement of this size.

Within Clonee, it is estimated that there is 2,257m2of convenience retail floorspace

and 54m2 comparison floorspace.

The Dunboyne, Clonee & Pace Corridor Economic and Retail Assessment includes a

review of the retail sector and future needs. The retail assessment indicates a range

of values for floorspace potential with significant differences between lower and

higher ranges. The study identifies a convenience and comparison catchment area for

Dunboyne and determines the potential additional floorspace requirements to meet

the needs of this catchment area based on assumptions of population growth, growth

in expenditure per capita and expenditure inflows and outflows from the catchment

area. This assessment identifies that there is potential for Dunboyne to accommodate

in the range of 6,653 to 9,999 sq.m. of convenience floorspace by 2033 and between

Reference Images: Green Business Park

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9,591 to 11,183 sq.m. of comparison floorspace within the town (under Comparison

Scenario A) and 20,097 to 23,016 sq.m. up to 2033 (under Comparison Scenario B). The

quantitative assessment also identifies potential for between 7,805 sq.m. and 8,867

sq.m. of bulky retail warehousing floorspace within the catchment up to 2033.

In terms of the distribution of this floorspace, the assessment identifies the potential

of the lands within and adjacent to the core retail area to accommodate retail

development. This approach is consistent with the guidance set out within the Meath

County Retail Strategy. The retail assessment furthermore identifies the potential for

the provision of local scale retail floorspace at North Dunboyne.

The County Retail Strategy identifies the town centre as an appropriate location to

meet this potential and a number of retail opportunity sites in or on the edge of the

town centre have been identified in the Strategy.

Directing Economic, Employment and Retail Growth

Dunboyne is the principal employment centre in the Corridor. The Dunboyne area’s

strategic importance is recognised in the Meath County Development Plan 2013 – 2019

and the designation of North Dunboyne as one of 5 key strategic sites for economic

generation in Co. Meath.

The economic development objectives for the Dunboyne area set out in the Meath

County Development Plan 2013 - 2019 include the continued expansion of the area’s

retail and employment offering; the sustainable building out of the town of Dunboyne

over the next 15 years to reach Level 2 status in the retail hierarchy and a Level 2 Town

Centre by 2028; and the encouraging of mixed use settlement forms and sustainable

centres.

The growth strategy envisaged within this framework guidance is based upon

strengthening and reinforcing the retail core in Dunboyne and consolidating and

enhancing the existing village centre in Clonee. Outside of the town and village

centres, the focus for employment is around the two train stations at Dunboyne and

M3 Parkway in order to take advantage of existing investments in public transport.

The spatial distribution of employment lands also seeks to further develop Dunboyne

Industrial Estate as an important location for general employment growth.

North Dunboyne represents a key opportunity for high density employment within the

Metropolitan Area of Meath. It benefits from both strong public transport connections

together with direct access to the M3 and has the potential to play a significant role in

accommodating employment generating development within the County.

A review of the planning policy framework pertaining to the North Dunboyne area

identifies how the current Level 2 retail designation of land at North Dunboyne needs

to be reconsidered, in light of the need to bring forward the land for employment and

related support facilities including a neighbourhood centre and housing to ensure

that future land uses are in accordance with the policies and objectives of the Meath

Economic Strategy and to be consistent with the Meath County Retail Strategy.

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In addition, it is envisaged that employment zoned land in North Dunboyne will be

targeted for high-tech industry and advanced science & research-related development.

This will form part of an overall framework plan for this growth area in Dunboyne

that fulfills its potential as a sustainable mix of land uses adjacent to a multi-modal

transport corridor and consolidates the significant public investment already made in

providing a high quality and frequent rail and bus service in the area.

Building on the success of planning permission being granted by Meath County Council

for a new Data Centre complex on existing employment zoned lands at Portan, Clonee

(76.4ha), it is envisaged that additional land between Portan and Bracetown will be

zoned for employment purposes, to allow for similar type developments requiring

large areas of land for industrial type use that are attracted by synergies with similar

developments.

Other Issues

Transport Planning

The completion of the M3 motorway and Dunboyne Western Distributor Road have

led to significant changes in traffic and transport provision in the area. Furthermore,

the opening of the Dunboyne Western Bypass as part of the M3 motorway scheme has

led to significant reductions in traffic volumes on a local level, through Dunboyne, with

traffic reductions also experienced through Clonee village.

The main route from the N3 and M3 to the R156 and R157 is now via the Western

Ring Road, and removes the need for more strategic traffic movements to route via

Dunboyne village.

Within Dunboyne, the convergence of routes in the town centre still requires local trips

into many parts of the town to route via the town centre, which does impact on the

ability to reallocate roadspace for other users.

Reference Images: Transport

Based on current growth scenarios, a series of further improvements to transportation

infrastructure will be required. The introduction of a number of low cost measures

to improve the general transport context, including public realm improvements

(including car parking) in Dunboyne Town Centre, pedestrian/cycle infrastructure and

environmental traffic management on Station Road and soft restrictions in Clonee,

through the implementation of more restrictive traffic management in the village

centre, are some options for consideration. The school travel planning programmes at

existing schools are also important.

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A number of traffic studies have been carried out since 2009. Preliminary traffic modeling

has also been done and has been used to gauge a certain level of development and the

traffic impact likely to arise as a result. These point to a series of measures including:

Upgrade of the Clonee interchange on the M3.

Moderate enhancement of the M3 Pace Interchange to facilitate future increases

in traffic flow and to support potential future increases in traffic flow from the M3.

Improvements to the Dunboyne Eastern Distributor Road, connecting the Old

Navan Road with Station Road and forming a local bypass of the town centre for

traffic to/from the Dunboyne Northern Environs.

Minor upgrades to the Black Bull Junction and other junctions in the town.

Connection from Dunboyne Business Park to the Dunboyne Western Bypass, to

reduce traffic volumes travelling through the town centre.

The growth strategy envisaged within this report seeks to optimise investments in the

public transport system and enhance opportunities for walking & cycling. Integrated

and coordinated decision-making between transport and land use planning strategies

will continue to be required in the future, in order to ensure that consistent and

sustainable approaches are identified and delivered.

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Reference Images: Transport(2) A study is currently being carried out by Aecom on behalf of TII and Fingal County Council. This study includes the M2 junction of Castaheany, Pace and Black Bull, as illustrated on the Transport Strategy map (See page 49).

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Water Services

Irish Water, the national public water utility, has responsibility for the delivery of water

services in Ireland. It is estimated that current spare water capacity would be sufficient

to meet requirements up to 2019. (Spare capacity in relation to waste water also

exists). A new large diameter trunk main will be delivered and will be operational by

2018, providing the additional capacity required in order to support long term growth

in the area.

Environmental Considerations

Dunboyne & Clonee are situated at the confluence of the Tolka River and a tributary that

flows through Dunboyne itself. The Tolka and its tributaries are a source of significant

flood history and risk in the area. The Tolka Flood Study was commissioned by Dublin

City Council in association with Fingal County Council, Meath County Council and

the Office of Public Works (OPW) in 2002. The recommendations for the flood relief

scheme have now been implemented and flood resilience in and around Dunboyne

and Clonee has been improved. Notwithstanding this and in accordance with the

guidance set out within the Planning System and Flood Risk Management Guidelines,

when zoning land consideration must be given to the undefended scenario. It should

be noted that as part of any particular development proposal, further reviews and

studies may be required to look at green infrastructure with greater scrutiny and detail,

including survey work.

Reference Image: Tolka River flooding relief works _ OPW

Green Infrastructure Planning

The total area of open space in the Corridor is estimated to be in the region of 20

hectares. Green infrastructure planning forms a central tenet to the growth strategy

for the corridor with strategic green links for walking and cycling between home, work

and leisure anchored by a series of town parks and multifunctional uses. It is envisaged

that other open space areas will include a mixture of private and semi-private opens

spaces such as private garden space, incidental open space, managed and unmanaged

landscaping / landscape buffers and active spaces such as play parks.

The flood plain for the Tolka River has been incorporated into the growth strategy

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envisaged by this report, providing green infrastructure which can also serve as a

green spine or linear park. Other green spaces should link where possible, to create a

larger network of these spaces within the corridor.

The Meath County Development Plan 2013 – 2019 specifies that open space is to

be provided at a minimum of 3.2 hectares per 1,000 population. At the envisaged

population growth rate rate, there is a requirement to provide an additional c.42.5

hectares of open space and recreation in the corridor as follows:

5.5 hectares Children’s Play Area

c. 16 hectares Urban Parks/General Amenity Space

c. 21 hectares Playing Fields

The above figures provide a guide to minimum requirements but do not reflect the

manner in which these spaces fit into the wider environment, both natural and built.

The integration of flood plains, walking routes, trails, unmanaged green spaces and

non-designated areas for biodiversity all form part of the overall management of green

infrastructure and should be considered at the outset of policy and land use planning

decisions for the area.

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Reference Images: Green Infrastructure

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Framework Principles

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This Strategic Framework sets out a template to deliver the strategic vision for the area and is based on the four key aims outlined in Section 1. In order to progress these aims, a series of framework principles, as set out below, provide strategic guidance around future growth.

Reference Image: Residential Courtyard

VisionKeyAims

FrameworkPrinciples

Framework for Growth

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Key Aim 1: To develop the corridor as a centre for regional population growth and an enriched living environment for sustainable communities.

Framework Principles for Population Growth

This Strategic Framework envisages a high quality living environment for residents,

which integrates future development with both the existing urban structure and

sustainable transport nodes.

The key elements of the spatial framework for settlement growth include the

following:

Strengthening and enhancing the structure and character of Dunboyne,

by retaining its compact settlement form, while Clonee enhances its village

character.

Growth in Dunboyne will be triangulated around three nodes consisting of the

town centre and the two rail stations (Dunboyne & M3 Parkway).

Maximising opportunities to integrate a range of high quality housing with easy

access to services, transport, community activities and green space.

a)

b)

c)

Increasing legibility and creating clear identities for various character areas within

the Corridor.

Developing neighborhoods and housing solutions that support lifelong living and

are based upon green living, energy efficiency and low carbon housing concepts

Supporting modern architectural design and a range and choice of high quality

dwelling types and living environments

d)

e)

f)

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4

Figure 4.1: Study Area

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Key Aim �: To strengthen and enhance the role of the corridor for local and strategic employment growth in line with national economic priorities for the National Gateway.

Framework Principles for Employment Growth It is a key aim of this Strategic Framework to build on previous successes in attracting

employment opportunities into the Dunboyne Clonee Growth Corridor. The Corridor

is a strategic location within the GDA Metropolitan Area, with both excellent public

transport and road infrastructure in place that is unique within County Meath. The

Economic Development Strategy for County Meath 2014 - 2022 affords significant

attention to this corridor for advancing job creation in the county, given the significant

level of higher education attainment possessed by its working population. There is

an opportunity to provide for additional employment zoned lands in this corridor

which takes advantage of its location and aims to reduce the amount of outbound

commuting for employment purposes.

The key elements of the framework for employment growth seek to stimulate and

support economic development by:

Creating an environment, supported by key infrastructure and services, that will

attract wide ranging business investment and provide for a range of employment

opportunities.

a)

Developing the corridor as an area for sustainable strategic employment by locating

employment zoned land closer to existing settlements, which are accessible by a

range of sustainable transport options.

Prioritising Dunboyne (including North Dunboyne) as the principle service centre

for the Corridor and wider hinterland by reinforcement and expansion of the town

centre and also supporting Clonee village centre as a local services provider.

Supporting opportunities for mixed use activities at the neighbourhood scale,

throughout the Dunboyne area.

Consolidate employment activity by:

Reinforcing and enhancing the role of Dunboyne Business Park as an important

area to support general employment and heavy industry employment.

Promoting employment uses to the immediate north of the M3 Parkway with

additional business uses integrated as part of mixed use development around

Dunboyne train station.

Providing additional options for employment opportunities between lands

zoned at Bracetown Business Park and Portan in order to support synergies

between existing and future businesses that desire to locate in this key area

of the county.

b)

c)

d)

e)

i)

ii)

iii)

� �

4

Dunboyne Station

Hansfield Station

Pace to Docklands Railw

ay

PaceStation

Ongar

Littlepace

M3

M3

R156

R156

Summerhill Rd.

Nav

an R

d.

R157

R147

R154

R155

R157

R149

Main St.

Tolka River

Tolka River

DunboyneCastle

Damastown

Co. Dublin

Co. Meath

Clonee

Piercetown

Bracetown

Dunboyne

DunboyneNorth

Legend: Dunboyne North Sustainable Live/Work Community

High End Employment

Mixed Use Neighbourhood Centre and Park & Ride

Legend: Other Potential Employment

General Employment Uses

Consolidation of Existing Business Uses

Consolidation of Undeveloped Employment Area

Potential for Mixed Use (O�ces, Business, etc.)

Tolka River Floodplain

Future Residential Growth

Existing Built Up Area

Study Area Boundary

Linear Park

Future Employment (post 2025)

FUTURE EMPLOYMENT- GROWTH SCENARIO

Figure 4.2: Future Employment

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Key Aim �: To optimise investments in the public transport system and encourage and enhance sustainable travel by walking, cycling and public transport.

Road-based transport in Dunboyne has changed significantly in the past decade with

the opening of the M3 Motorway and the R157 Dunboyne western ring road. The

latter provides direct connections to the motorway without the requirement for traffic

to route through the town.

Framework Principles for Transport

Reducing commuting within the corridor and travel demand by private car and

improving connectivity within the corridor.

Supporting development proposals that optimise public transport investments

within the Corridor.

Promoting new employment opportunities and enhancing existing employment

areas within the corridor by ensuring efficient use and improvements to the

transport network.

Promoting sustainable travel through promotion of public transport and a

high quality network of walking and cycling routes as a key item in significant

development proposals.

Increasing traffic safety and protecting vulnerable users of the transport network

in the area.

Building on the significant public investment in public transport infrastructure

in North Dunboyne by supporting the development of a sustainable community

model of complimentary land uses adjacent to the M3 Parkway as part of the

triangulated growth pattern to develop Dunboyne as an attractive Large Growth

Town within the Greater Dublin Area in which future populations will work where

they live.

a)

b)

c)

d)

e)

f)Pedestrian Path - Reference Image

Reference Images: Pedestrian Path

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4

Reference Images: Pedestrian Path

Figure 4.3: Transport

� 0


Key Aim �: To align sustainable growth within the corridor with green infrastructure planning principles and low carbon economies.

Framework Principles for Green Infrastructure

Green infrastructure (GI) planning involves creating a network of multifunctional

green spaces to create a high quality environment of managed and natural spaces.

GI planning has the benefit of incorporating flood alleviation & water management,

climate change, biodiversity, tourism, recreation and leisure and quality of space into

land use planning and management.

The Framework Principles for GI planning include:

Supporting the Corridor as low carbon settlements, through mitigation of climate

change and energy independence.

Creating a green network of multi user routes within and around the Corridor, to

enhance linkages between the main areas of existing and planned housing, work

and social activities.

Creating a green spine or linear park adjacent to the Tolka River, which will deliver

a valuable public amenity for residents in the area that links the entire Corridor on

opposite ends, between North Dunboyne and Clonee and at the same time assists

with climate change adaptation (i.e. flood resilience).

Managing, enhancing and protecting rivers, flood plains and biodiversity.

Creating high quality places and vistas within the Corridor.

a)

b)

c)

d)

e)

� 1

4

Dunboyne Station

PaceStation

Hansfield Station

Dunboyne

DunboyneNorth

Clonee

Ongar

Littlepace

M3

Piercetown

Bracetown

Railway Line

M3

R156

R156

Summerhill Rd.

Nav

an R

d.

R157

R147

R154

R155

R157

R149

Main St.

Tolka River

Tolka River

DunboyneCastle

Damastown

Co. Dublin

Co. Meath

Legend:

Tolka River Floodplain

Green Infrastructure / Linear Park

Indicative Pedestrian and Cycle Ways

Future Links

Community, Recreational and Educational

Facilities

Future Residential Growth

Study Area Boundary

GREEN INFRASTRUCTURE

Figure 4.4: Green Infrastructure

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Framework for GrowthAn indicative concept plan, which identifies the envisaged growth of the corridor

is attached overleaf. This incorporates the main principles of development for the

Corridor andincludes the following:

Reinforcing the retail core in Dunboyne and consolidating and enhancing the

existing village centre in Clonee for town centre/mixed use development.

Growth in Dunboyne will be triangulated around three nodes consisting of the

town centre and the two rail stations (Dunboyne & M3 Parkway)

Provide for a sustainable, rail based consolidation of the northern quadrant of the

expanding Dunboyne urban area over the period of the current and next County

Development Plans, consistent with the town’s designation as a Metropolitan

Area growth town (Large Growth Town II) and a future Level 2 centre, providing

for major employment generating uses. It is envisaged that this development

will be supported by an appropriate scale of residential uses and complementary

community, recreational, retail and service uses at an appropriate scale to support

a sustainable and self-sufficient resident and working community.

Provide additional options for employment opportunities between lands zoned

at Bracetown Business Park and Portan in order to support synergies between

existing and future businesses that desire to locate in this key Dublin Gateway

area of the county.

•

•

•

•

05.The framework for growth combines the four key aims regarding development of the

Corridor as a centre for regional population growth, strengthening and enhancing

the role of the Corridor for strategic employment growth, optimizing investments

in public transport and encouraging sustainable transport and aligning sustainable

growth within the corridor with green

infrastructure planning.

� �

5

Dunboyne Station

Hansfield Station

Pace to Docklands Railw

ay

PaceStation

Ongar

Littlepace

M3

M3

R156

R156

Summerhill Rd.

Nav

an R

d.

R157

R147

R154

R155

R157

R149

Main St.

Tolka River

Tolka River

DunboyneCastle

Damastown

Co. Dublin

Co. Meath

DunboyneNorth

Clonee

Piercetown

Bracetown

Dunboyne

OVERALL GROWTH PRINCIPLES

DUNBOYNE CLONEE PACE CORRIDOR

Legend: Town Centre Town Centre / Mixed Use Expansion Node Consolidation Integrated Science and Research Use

Legend: Dunboyne Integrated Science and Research Quarter High End Employment Mixed Use Neighbourhood Centre and Park & Ride General Employment Uses Consolidation of Existing Business Uses Consolidation of Undeveloped Employment Area Potential for Mixed Use (O�ces, Business,etc.) Future Employment Legend: Residential

Future Residential Existing Built Area

Legend: Green Infrastructure

Green Infrastructure Future Links Tolka River Floodplain

Legend: Sustainable Transport Pace to Docklands Railway Bus 70, 270, 190 Pedestrian and Cycle Ways M3 Motorway Regional Road Local Road Study Area Boundary

Figure 5.1: Overall Growth

� �


Document by:

Meath County CouncilCounty Hall,NavanCo. Meath

www.meath.ie/

Additional Graphical inputs by MOLA Architecture:

MOLA Architecture2 Donnybrook Road,Donnybrook,Dublin 4,Co. Dublin

www.molaarchitecture.com

Additional Planning inputs provided by:

John Spain Associates,Planning and Development Consultants39 Fitwilliam PlaceDublin 2

www.jsaplanning.ie

Date post:	10-Feb-2017
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dunboyne / clonee growth corridor

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