Environmental Impact Assessment Report Non-Technical Summary · Barnhall, Leixlip, Co. Kildare Non...

Environmental Impact

Assessment Report

Non-Technical Summary

Residential Development

at

Barnhall

Leixlip

Co. Kildare

on behalf of

Ardstone Homes Ltd.

December 2017

Environmental Impact Assessment Report

Non-Technical Summary

December 2017

To accompany an Application to:

An Bord Pleanála

For

Residential Development

Within the Administrative Area of

Kildare County Council

At

Barnhall

Leixlip

Co. Kildare

450 no. Residential Units; a childcare facility; new

Roundabout on the Celbridge Road to facilitate new

Vehicular Access to Site & Revised Entrance

Arrangement to the Wonderful Barn Complex

together with all associated and ancillary

Infrastructure and Landscaping Works

On behalf of:

Ardstone Homes Ltd.

Prepared by:

Declan Brassil & Co. Ltd

McCrossan O’Rourke Manning Architects

Mitchells + Associates

Openfield Ecological Services

AWN Consulting Ltd

DBFL Consulting Engineers

Archer Heritage Planning Ltd.

Carrig Conservation Architect

Barnhall, Leixlip, Co. Kildare Non Technical Summary

Declan Brassil & Co. Ref: 16/38 i

TABLE OF CONTENTS

NON-TECHNICAL SUMMARY...................................................................................................................................... 1

(I) INTRODUCTION .................................................................................................................................................. 1

(II) SITE DESCRIPTION & PLANNING HISTORY ................................................................................................. 1

(III) DESCRIPTION OF DEVELOPMENT................................................................................................................... 2

(IV) CONSIDERATION OF ALTERNATIVES ............................................................................................................ 2

(V) POPULATION & HUMAN HEALTH.................................................................................................................. 3

(VI) SOIL AND GEOLOGY ........................................................................................................................................... 4

(VII) WATER: HYDROGEOLOGY & HYDROLOGY .................................................................................................. 5

(VIII) NOISE AND VIBRATION .................................................................................................................................... 6

(IX) AIR, DUST AND CLIMATIC FACTORS ............................................................................................................. 7

(X) FORA AND FAUNA .............................................................................................................................................. 8

(XI) LANDSCAPE & VISUAL IMPACT ASSESSMENT ........................................................................................... 8

(XII) MATERIAL ASSET: TRAFFIC & TRANSPORT .............................................................................................. 10

(XIII) MATERIAL ASSETS: WATER; DRAINAGE & UTILITIES ............................................................................. 10

(XIV) ARCHITECTURE & CULTURAL HERITAGE ................................................................................................... 14

(XV) ARCHAEOLOGY AND CULTURAL HERITAGE ............................................................................................. 14

(XVI) INTERACTIONS ................................................................................................................................................. 15

Barnhall, Leixlip, Co.Kildare Non Technical Summary

Declan Brassil & Co. Ref: 16/38 1

NON-TECHNICAL SUMMARY

(I) INTRODUCTION

This document provides a non-technical summary of the Environmental Impact Assess Report (EIAR) that has

been submitted in support of a planning application for a residential development at a site to the north of the

Wonderful Barn, Barnhall, Leixlip, Co.

The proposed development provides for a residential development of 450 no. residential units, a childcare

facility; provision of a roundabout on the Celbridge Road to facilitate new vehicular access to the application

site and revised entrance arrangement to the Wonderful Barn Complex together with all associated and

ancillary infrastructure and open space provision.

This document provides a summary in plain English and free of technical jargon, describing the likely

environmental impacts and inter-relationships between environmental factors as a result of the proposed

development. This summary reflects the findings of the main EIAR document that accompanies the planning

application submitted to An Bord Pleanála.

The requirement for an Environmental Impact Assessment Report was subject to Screening with Kildare

County Council. Kildare County Council determined that it would be appropriate to prepare an Environmental

Impact Assessment Report for the proposed development with respect to the relevant thresholds, with

particular reference size of the site and the potential impacts on the receiving environment in accordance with

Planning and Development (Housing) and Residential Tenancies Act 2016 (2016 Act) and the Planning and

Development (Strategic Housing Development) Regulations 2017 (2017 Regulations).

A number of environmental specialist consultants were responsible for the preparation of individual chapters

of this EIAR according to their technical expertise, which is a requirement under the EIA Directive and

Regulations.

(II) SITE DESCRIPTION & PLANNING HISTORY

The application site is approximately 19.1ha in size and is located approximately 1km to the south west of

Leixlip Town, Co. Kildare.

The application site is bounded to the west, north and east by Rinawade, Castletown and Elton Court

housing estates. To the south the lands are bounded by open grounds surrounding The Wonderful Barn

Complex and further south by the M4 Motorway. The R404 lies to the south-east of the site and provides

access to Leixlip town centre to the north and the R403/Celbridge Road to the south.

At present, the lands are under grass and comprise of three field areas defined by mature hedgerows. The

topography of the site is relatively flat with a slight fall from north to south towards the Motorway.

The principal development site area comprises approximately 15.26ha. Additional lands to the south, within

the control of Kildare County Council, are included for the purposes of enhancing public access associated

with the Wonderful Barn Complex, accommodating surface water attention and connection to services, and

enhancing landscaping works, resulting in the increase site area of 19.1ha.



There was one planning application made in respect of the subject site. Under KCC Reg. Ref. 05182 (ABP

Ref. PL09.218895) planning permission was granted by An Bord Pleanála on 11 July 2007 for 461 no. units; 2

no. retail units and a crèche; upgrade of existing T junction to roundabout and new access to The

Wonderful Barn Complex. This permission expired in August 2012.

(III) DESCRIPTION OF DEVELOPMENT

Ardstone Homes are seeking permission for the development comprising of the following principal elements:

450 no. new residential dwellings comprising:

16 no. one-bed, two-storey, own door apartments

42 no. two-bed apartments with 42 no. three bed duplex units above in three-storey terraces

48 no. two-bed, two-storey terraced house

187 no. three-bed, two-storey terraced, semi-detached and detached houses

2 no three-bed, single storey, detached houses

97 no. four-bed two-storey, semi-detached and detached houses

16 no. four-bed, three-storey semi-detached houses

Provision of a childcare facility (approximately 538sqm) with capacity for in the order of 105 no.

children;

Provision of a roundabout on the Celbridge Road (R404) to facilitate new vehicular access to the

application site, associated road realignment, and revised entrance arrangement to the Wonderful

Barn Complex;

A total of 929 no. car parking spaces, including 875 no. spaces serving the residential units and 54 no.

visitor spaces dispersed throughout the scheme (of which 13 no. spaces are designated for use by the

childcare facility), are proposed.

Pedestrian/cycle paths and linkages to the parkland associated with the Wonderful Barn and to

established residential areas to the north of the site; and,

All associated and ancillary infrastructure, including attenuation areas, and open space provision on a

site measuring approx. 19.1 ha in extent.

(IV) CONSIDERATION OF ALTERNATIVES

The proposed development provides for the delivery of high quality residential development on available,

serviced and appropriately zoned lands, which will contribute towards Leixlip fulfilling its role as a Large

Growth Town II as designated under the Regional Planning Guidelines for the Greater Dublin Area 2010-2022.

The application site has been specifically designated under the Leixlip Local Area Plan 2017-2023 as a Key



Development Area (KDA) which are to be prioritised over the lifetime of the Plan in order to meet the housing

allocation. The proposed development will have facilitated the sustainable growth of Leixlip in a coherent,

plan-led, manner; protecting and maximising opportunities presented by the unique natural and built

environment of the town; and delivering an exemplar quality of life for its residents.

No alternative sites were considered or assessed for the purposes of preparing this EIAR, nor is it considered

necessary to do so as the application site is zoned for New Residential in the Leixlip Local Area Plan, 2010-2016

which was the subject of a Strategic Environmental Assessment (SEA). The New Residential zoning of the

lands have been more recently considered as part of the SEA for the Draft Leixlip LAP 2017-2023. The SEA for

the Leixlip Draft LAP 2017-2023 considered alternatives at an early stage of the process and through an

iterative process the most appropriate development scenario was selected and lands zoned accordingly.

A number of alternative layouts for the proposed development were considered over the design process. In

addition, the proposals for the development were subject to pre-planning consultation with with the Planning

Authority and AN Bord Pleanála prior to the principles of the of the proposed layout being finalised.

Specifically the proposed layout and detailed design has been directly informed by An Bord Pleanála’s

Opinion issued subsequent to pre-planning consultation.

The significant environmental issues and potential effects which informed the proposed layout included built

heritage and conservation, landscape and visual impact and impact on amenity of adjoining properties. Other

factors which were fundamental to informing and directing detailed design included the design brief

established under KDA1 in the Leixlip Local Area Plan 2017-2023.

(V) POPULATION & HUMAN HEALTH

The Census 2016 results indicate that Leixlip has a population of 15,505 persons.

According to the 2016 Census of Population, the population of the state showed a steady growth over the

period 2002 until 2011, with a significant reduction in growth during the period between 2011 and 2016. County

Kildare has experienced strong population growth for County Kildare since 1996 which is indicative of its

neighbouring location to the Greater Dublin Metropolitan Area alongside significant employment

opportunities in the county as a whole. Primarily this growth can be attributed to greater economic activity,

increased job opportunities and continued migration.

Notably, Leixlip experienced lower rates of growth over the periods 1996-2002 and 2006-2011 that recorded at

County Level. Based on Census 2016 no change in population was recorded despite relatively strong

population growth at County level. It is considered that the lower rate of population growth could be

attributed to some extent to the lack of housing delivery in the area over this period.

Land use in the vicinity of the proposed development is predominantly residential in nature. The area

immediately surrounding area is characterised by two-storey, suburban style residential developments. The

nearest residential development comprises of Elton Court which bounds the site to the east, Castletown to the

north-east and Rinadade to the west.

Leixlip has a higher proportion of population between the ages of 50-64 and a lower proportion of the

population over 65 in comparison to the State. It is considered that Leixlip has lagged behind the County



Level in terms of attracting cohorts associated with young families (20-49 years of age) and accordingly has a

lower proportion of children of school going age, and in particular the 0-9 years of age cohort.

The construction of 450 no units will provide critical housing infrastructure for Leixlip and the wider hinterland

and Greater Dublin Area. The additional population for Leixlip will contribute positively to the community by

reinforcing and strengthening the services and function of the town and by increasing housing supply in line

with national housing policy.

The proposed residential development will contribute to additional population to the Leixlip community.

Furthermore, it will contribute to the consolidation of the urban area and will assist in creating a more active,

vibrant town with the critical mass to support a wide range of facilities and services. The proposed

development encompasses high quality open spaces, which will open formal pedestrian and cycle routes to

the Wonderful Barn parkland, and a crèche facility which will be available to all members of the community. In

this respect, the proposed development will have a significant positive long term on the community.

The proposed development is unlikely to result in any significant adverse impacts on human health and safety

considerations once completed and operational. Environmental impacts of the proposed development

(operational phase) and their relationship to human health is dealt with under the relevant noise and vibration,

air and climate and traffic sections of the EIAR.

At construction stage, there is likely to be some slight, temporary negative impacts on local residents. These

impacts are likely to result from construction traffic movements to and from the site together with other

possible health and safety impacts, such as nuisances associated with construction access requirements,

pollution spillages, migration of surface contaminants, dust, noise and littering. Secondary impacts may result

from increased construction traffic hauling building materials to and from the proposed development site

which are likely to affect humans in a variety of potential locations distant from the proposed development

site, such as residents near aggregate sources and landfill sites.

The construction stage may also result in short term moderate positive impacts from the creation of

employment opportunities and local spending.

Proposed mitigation measures are centred on the potential for short-term negative impacts on the existing

community during the construction phase. These impacts will be minimised by the implementation of a

construction management plan; the implementation of a construction traffic management plan; and the

mitigation measures in relation to construction, traffic, noise, air quality and landscaping described in the

other chapters of the EIAR.

(VI) SOIL AND GEOLOGY

This chapter of the EIAR comprises of an assessment of the likely impact of the proposed development on

soils and the geological environment as well as identifying proposed mitigation measures to minimize any

impacts.

Assessment of the likely impact of the proposed development on soils and the geological environment

included preliminary ground investigations and review of information available from the Geological Survey of

Ireland (GSI).



Ground conditions at the site, as observed during preliminary ground investigations, are summarized as

follows: 0.2m thick topsoil layer overlying; 0.3m to 0.4m thick cohesive deposits as slightly gravelly, sandy Clay

overlying; 0.7m to 1.0m thick cohesive deposits as slightly gravelly, slightly sandy Clay with occasional cobbles

and boulders. Limestone rock was encountered in two of the exploratory holes. Infiltration tests carried out

during preliminary ground investigations indicated slow / minimal soakage rates.

Site development works will include stripping the topsoil layer and excavation of subsoil layers to allow road

construction, foundation excavation and services installation. It is also expected that excavation of bedrock will

be required at some locations for installation of drainage. Where feasible, excavated material will be reused as

part of the site development works (e.g. use as fill material).

Potential impacts of the proposed development during the construction phase include the following:

Removal of the existing topsoil layer resulting in exposure of the underlying subsoil layers and bedrock

to the effects of weather and construction traffic

Rutting and deterioration of the topsoil layer and any exposed subsoil layers by earthworks plant and

construction traffic, resulting in erosion and generation of sediment laden runoff

Accidental spills and leaks (e.g. storage of oils and fuels on site, use of cement and concrete during

construction works

A Preliminary Construction & Environmental Management Plan (CMP) has been prepared in order to mitigate

against potential impacts that may arise during the construction phase. Implementation of the measures

outlined in the CMP will ensure that the potential impacts of the proposed development on soils and the

geological environment do not occur during the construction phase and that any residual impacts will be

short term. The primary residual impact is the removal of material unsuitable for reuse as fill material. This

impact is unavoidable given the nature of the proposed development.

(VII) WATER: HYDROGEOLOGY & HYDROLOGY

This chapter of the EIAR comprises of an assessment of the likely impact of the proposed development on the

surrounding surface water and hydrogeological environments as well as identifying proposed mitigation

measure to minimize any impacts.

Assessment of the likely impact of the proposed development on the surrounding surface water and

hydrogeological environments included review of existing topographic survey information, review of Irish

Water utility plans, review of information available from the Environmental Protection Agency (EPA), review of

Office of Public Works (OPW) National Flood Hazard Mapping / CFRAM Studies and consultation with Irish

Water.

The River Lifffey is the main hydrological feature in the area (located approximately 750m south-east of the

site).

The site is reasonably flat and generally slopes towards the M4 Motorway to the south of the site. Therefore, it

can be assumed that the site is part of a single surface water catchment, and is currently drained via a network

of drainage ditches to an existing 900mm diameter surface water drainage line which ultimately discharges to

the River Liffey.



A total attenuation volume of 2,865 m³ will be required at the site in order to accommodate the 100-year

flood event.

A Site Specific Flood Risk Assessment has been undertaken which concludes that the proposed residential

development is appropriate for the site’s flood zone category.

Potential impacts of the proposed development during the construction phase include the following:

Surface water runoff containing increased silt levels.

Concrete runoff, particularly discharge of wash water from concrete trucks.

Discharge of vehicle wheel wash water.

A Preliminary Construction and Environmental Management Plan (CMP) has been prepared in order to

mitigate against potential impacts that may arise during the construction phase. Implementation of the

measures outlined in the CMP will ensure that the potential impacts of the proposed development on surface

water and the hydrogeological environment do not occur during the construction phase.

Potential impacts of the proposed development during the operational phase include the following:

Increased impermeable surface area will reduce local ground water recharge and potentially increase

surface water runoff (if not attenuated to greenfield runoff rate).

Accidental hydrocarbon leaks and subsequent discharge into piped surface water drainage network

(e.g. along roads and in driveway areas).

As surface water drainage design has been carried out in accordance with the GDSDS and SuDS

methodologies are being implemented as part of a treatment train approach, there are no predicted impacts

on the water and hydrogeological environment arising from the operational phase.

(VIII) NOISE AND VIBRATION

The likely noise and vibration impacts associated with the proposed residential development at Barnhall,

Leixlip, Co. Kildare has been undertaken.

The existing noise climate has been surveyed across the site over the course of typical weekday period. The

key sources noted at the site were noted to be road traffic along adjacent roads and bird song.

The noise impact assessment has focused on the potential outward impacts associated with the construction

and operational phases of the proposed development on its surrounding environment.

During the construction phase of the project there is the potential for some slight impact on nearby noise

sensitive properties due to noise emissions from site activities, depending on the proximity of works to the

nearest sensitive properties. A schedule of noise mitigation measures including construction working hours,

noise limits and screening will all be employed to ensure any noise and vibration impacts during this phase will

not exceed the recommended limit values.



During the operational phase, the outward noise impact to the surrounding environment will be limited to any

additional traffic on surrounding roads and activities associated with an outdoor crèche play area. The impact

assessment has concluded that both additional traffic from the proposed development and crèche play areas

will have an insignificant impact on the surrounding noise environment.

(IX) AIR, DUST AND CLIMATIC FACTORS

AWN Consulting Limited conducted an assessment of the likely impact on air quality and climate associated

with the proposed residential development at Barnhall, Leixlip, Co. Kildare.

In terms of the existing air quality environment, data available from similar environments indicates that levels

of nitrogen dioxide (NO2), carbon monoxide (CO), particulate matter less than 10 microns (PM10) and less

than 2.5 microns (PM2.5) and benzene are generally well below the National and European Union (EU)

ambient air quality standards.

The operational impact of the development was assessed for the pollutants NO2, CO, PM10, PM2.5 and

benzene using the UK Design Manual for Roads and Bridges (DMRB) screening model which is a

recommended screening model for assessing the impact of traffic on air quality. The inputs to the air

dispersion model consisted of information on road layouts, receptor locations, annual average daily traffic

movement’s, traffic speeds and background concentrations.

Modelling of “do minimum” conditions for both the opening and design years indicates that concentrations

will be compliant with the EU ambient air quality standards under all scenarios for all five pollutants assessed.

In addition, the impact of the traffic from the proposed development compared to the respective EU limit

values for the pollutants was assessed. Based on the modelling results, the impact of the development in

terms of ambient levels of NO2, CO, PM10, PM2.5 and benzene is considered negligible for both receptors

assessed. Mitigation measures in relation to traffic-derived pollutants have focused on improvements in both

engine technology and fuel quality with vehicles over recent years significantly cleaner than those prior to this

period.

The greatest potential impact on air quality during the construction phase is from construction dust emissions,

PM10 and PM2.5 emissions. In order to minimise dust emissions during construction, a series of mitigation

measures have been prepared in the form of a Dust Minimisation Plan. When the dust minimisation measures

set out in the Plan are implemented, fugitive emissions of dust from the site will be temporary and not

significant, posing no nuisance at nearby receptors.

An adverse impact to air quality during the construction or operational phases of the proposed development

has the potential to impact human health. The mitigation measures that will be put in place during

construction of the proposed development will ensure that the impact of the development complies with all

ambient air quality legislative limit values which are based on the protection of human health. As

demonstrated by the air dispersion modelling results, the traffic generated as a result of the operational phase

of the proposed development will not have a significant impact on ambient air pollutant concentrations.

Therefore, the impact of construction and operation of the proposed development is not significant with

respect to air quality and human health.



(X) FORA AND FAUNA

A review of the flora and fauna of the site was carried out by OPENFIELD Ecological Services and this included

a study of existing information from the area, consultation with staff from the Development Applications Unit

of the Department of Arts, Heritage, Gaeltacht, Regional and Rural Affairs, and a site survey. Site surveys were

carried out in September 2016. September is within the optimal season for general habitat survey.

It was found that the site is not within or adjacent to any area that is designated for nature conservation at a

national or international level. There are no plants recorded from the site that are listed as rare or of

conservation value. There are no habitats that are examples of those listed on Annex I of the Habitats

Directive. There are no alien invasive plant species as listed on Schedule 3 of SI No. 477 of 2011. The site can

be described as formerly agricultural fields with traditional hedgerow and treeline boundaries. Many of the

hedgerows, as well as the treelines, were assessed as of ‘higher significance’ using methodology from the

Heritage Council. Apart from some short stretches of minor drainage ditches, there are no water courses on

the site and no water bodies of significant fisheries value. Overall the habitats on the site have been evaluated

as ‘low local value’ although the treelines and some of the hedgerows are of ‘high local value’. The site

contains no suitable roost locations for bats although they are likely to use the area for foraging and/or

commuting. There was no evidence of Badgers using the site.

It is estimated that 60m of ‘lower significance’ hedgerow and 450m of treeline are to be removed. Good site

management practices will ensure that pollution to water courses does not occur during the construction

phase. Surface water will be attenuated so that there will be no change to the quality or quantity of the

discharge. Additional landscaping will compensate somewhat for the loss of habitat that will occur. This will

include over 12,000m2 of new native meadows and clusters of native trees. With the suggested mitigation in

place, the long term ecological impacts of this proposed development will be minor negative. There are no

impacts that could affect any area designated for nature conservation.

(XI) LANDSCAPE & VISUAL IMPACT ASSESSMENT

The open amenity lands surrounding the Wonderful Barn may be characterised as an ‘island’ of relatively flat,

open grass fields sub-divided by substantial hedgerows, which is bounded by the M4 motorway to the south

and by existing housing estates along its north-west and north-east fringes. The site for proposed residential

development occupies a substantial portion of the northern fringes of these amenity lands and is contiguous

with the existing Rinawade estate, screened by a mature hedgerow and with the Castletown and Elton Court

housing estates which back onto the site. The site for proposed development is defined along its southern

edge by a fairly dense, crescent of screen planting which also marks the northern edge of the remaining

amenity lands and effectively establishes the setting for the Wonderful Barn.

There is limited connectivity between the existing housing and the site with several pedestrian access points

only, from Rinawade along the north-western edge. The amenity lands are open to the public for passive

recreation with an area in the south-east corner given over to allotments. Vehicular access is restricted to

maintenance vehicles and allotment holders who enter the amenity lands from the Leixlip to Celbridge road

along the eastern boundary.

Whilst extensive views across the site are curtailed by the existing hedgerows, the historic connection of the

Wonderful Barn with Castletown House is maintained via the existing designed axial view between them. This



relationship is unaffected by the proposed development. Conolly’s Folly which has a similar relationship with

Castletown House is also visible from the top of the Barn. This view overlooks the site for the proposed

scheme with the existing Rinawade housing beyond.

The current Kildare County Development Plan (2017-2023) zones the site for new residential development and

the proposed development closely follow the provisions of the Leixlip Local Area Plan 2017-2023 (LAP). The

proposal is for residential development of 2-3 storeys with a childcare facility and associated works. The height

limitation included in the LAP for development on this site renders the existing screen planting very effective

in respect of views from the amenity lands around the Wonderful Barn. Visibility of the site from the existing

housing areas along its northern fringes is rather limited by the existing mature hedgerow on the north-west

edge of the site and by the orientation of the houses on the north-east edge with their rear gardens backing

on to the site. The existing mature hedgerows within the site, many of which are being retained, provide a

further screening element within and beyond the site.

The proposed scheme employs a further range of mitigation measures which are assessed as being effective

in reducing impacts on both landscape character and visual amenity in this area and in potentially improving

aspects of both.

Predicted impacts on Landscape Character of the area include:

Improved access to the site and the remaining amenity lands with a possible consequence being a

greater focus on the historic significance of the Barn;

A greatly improved positive relationship between the Wonderful Barn and the proposed adjacent

housing;

Through this relationship and a more direct association with the Barn, the potential for greater identity

with and surveillance of the Barn - consequently a future reduction in vandalism and abuse may follow;

Maintenance of the historic setting of the Wonderful Barn and protected view to Castletown House.

These are of course dependent upon and subject to future complimentary design and management of the

remaining amenity lands.

Predicted impacts on Visual Amenity in the area include:

A low level of visual impact created by the proposed development from the existing housing and the

remaining amenity lands which is primarily a consequence of the existing screen planting and the

retention of many of the existing mature hedgerows;

A moderate positive impact on views into the site from the Leixlip to Celbridge road, whereby the

entrance to the Wonderful Barn amenity lands and the proposed housing scheme is designed to offer

a more open and inviting prospect and an appropriate point of arrival for the protected building;

Whilst not from a publicly accessible vantage point, the maintenance of the distant view of Conolly’s

Folly from the top of the Wonderful Barn is considered to be of some historic importance. The

proposed development will be partially visible within this view but does not affect the quality of it and

does not impact on visibility of the Folly.

There is no impact on the protected views between Wonderful Barn and Castletown House.



The positive effects of the existing hedgerows and tree planting in screening the proposed development are

evident from the photomontages. Monitoring of effective tree and hedgerow protection measures and the

successful establishment of the proposed new planting will ensure continued health and vigour of the existing

vegetation on the site and will assist in the sensitive assimilation of the proposed development.

No cumulative impacts are likely to occur.

During the construction stage, impacts will vary from moderate and neutral to moderate and negative,

depending on the stage of construction and the intensity of site activity but they will be of short term

duration.

(XII) MATERIAL ASSET: TRAFFIC & TRANSPORT

The development proposals comprise of the construction of 450 number residential units and a two-storey

creche facility (538m2).

The site is currently a greenfield site and incorporates a number of walking / amenity routes through the site

associated with “The Wonderful Barn”. Access to the site is via the R404 Celbridge Road located to the east of

the subject site.

A new vehicle access connection is proposed. The site access junction is located to the east of the site. This

new access will serve the proposed 394 number residential houses and crèche facility and will connect with the

existing R404 Celbridge Road corridor. It is located within the existing 50kph transition zone.

Pedestrian and cycle site access will be provided via the proposed site access junction at Celbridge Road.

Accordingly, the site will be highly accessible to both pedestrian and cyclists with permeable connections

provided to the neighbouring lands via this access / egress junction. There are currently good pedestrian

facilities on the existing adjoining roads.

Dublin Bus operates route numbers 66B and 66X along the Celbridge Road corridor which travels in both

directions providing links to Dublin City Centre and Maynooth. Routes 66, 66N, and 767 operate along Station

Road (to the northeast of the subject site) providing links to/from Dublin City centre. Route numbers 66B and

66X are highly accessible with the closest interchange opportunities within 450m of the subject site access

whilst route numbers 66, 66N, and 767 are accessible within 1.2km of the subject site proposed access. These

Dublin Bus operated bus services operate on a daily basis and offer relatively frequent schedules.

Two train stations service the town of Leixlip. Louisa Bridge Train Station is located approx. 1.7km to the north

of the subject site and Confey Train Station lies 2.3km to the northeast of the subject site. Both of these

railway stations lie on the Maynooth commuter route. The Louisa Bridge Train Station is served by the

Maynooth train line and has over 30 departures daily to Dublin City with an approximate travel time of 35

minutes to Connolly Station.

With the objective of quantifying and analysing the potential impact of the proposed development upon the

local transport network, a traffic assignment model including the following key off-site junctions has been

created.

A vehicle turning count survey (classified junction turning count) was conducted from 08:00 to 19:00 on

Thursday 26th May 2016 at the following two junctions:



R148 Station Road (W)/ R404 Celbridge Road/ R148 Station Road (E)

R404 Celbridge Road/ R403 (W)/ Local Road/ R403 (E)

In order to analyse and assess the impact of the proposed development on the surrounding road network, a

traffic model of these junctions was analysed for the schemes 2019 Opening Year and 2034 Future Horizon

Years.

Figure 1: Junctions Included Within the Network Analysis

The traffic assessment adopts an Opening Design Year of 2019 and Future Horizon Year of 2034 (+15 years) as

per Transport Infrastructure Ireland (TII) Guidelines. The following assessment scenarios have been

investigated: -

Do Nothing

A1 – 2019 Base Traffic Flows

A2 – 2034 Base Traffic Flows

Do Something

B1 - 2019 Do Nothing (A1) + Proposed Residential Development

B2 - 2034 Do Nothing (A2) + Proposed Residential Development

The junction simulation results demonstrate that the proposed development will have a marginal impact upon

the performance of this Junction 1 Site Access/R404 Celbridge Road.

The assessment demonstrates that the AM peak hour (08.00-09.00) is the critical period at Junction 2 R404

Celbridge Road/R148 Station Road with the PM (17.00-18.00) analysis indicating that the junction will operate

within capacity in all six scenarios.

The junction simulation results demonstrate that the proposed development will have a marginal impact upon

the performance of this junction. Mitigation measures to facilitate both access to the site, reduce its impact

Junction 2: R148 Station Rd/ R404 Celbridge Rd 3-

arm Priority Junction

Junction 1: Site Access 4-arm

Roundabout Junction

Subject Site



long-term on the road network and increase its connectivity are proposed. The traffic growth on the R404 will

be monitored up to 2034 to determine if the signalisation of the R404 Celbridge Road / Station Road junction

is required.

In conclusion, the assessment indicates that the opportunity is available, in terms of transport and traffic, for

the local authority to consider favourably the proposed residential development on the subject site.

Therefore, it is concluded that the proposed development is not expected to have any adverse impact, both in

terms of traffic volumes or safety, on the surrounding road network.

(XIII) MATERIAL ASSETS: WATER; DRAINAGE & UTILITIES

This chapter of the EIAR comprises of an assessment of the likely impact of the proposed development on

existing surface water, water supply, foul drainage, and utility services in the vicinity of the site as well as

identifying proposed mitigation measure to minimize any impacts.

Assessment of the likely impact of the proposed development on surface water runoff was carried out in

accordance with the Greater Dublin Strategic Drainage Study (GDSDS), while the foul drainage discharge and

water usage was carried out in accordance with the method outlined in Irish Water’s Code of Practice.

Assessment of the likely impact of the proposed development on existing utility services in the vicinity of the

site included a desktop review of Irish Water Utility Plans, ESB Networks Utility Plans, Gas Networks Ireland

Service Plans, Eir E-Maps and Virgin Media Maps.

The site is currently drained via a network of drainage ditches which drain to the 900mm diameter surface

water drainage line. This line discharges under the M4 Motorway and ultimately discharges to the River Liffey

downstream.

The proposed surface water drainage network has been split into a number of catchments. Surface water

discharge rates from the proposed surface water drainage networks will be controlled by Hydrobrake type

flow control devices and associated attenuation systems. Each system will provide storage for the 100-year

storm.

An existing foul drainage line runs in an easterly direction to the south of the subject site. This line is serving

existing developments to the west of the site and outfalls to the Barnhall Pumping Station which is located to

the south-east of the site.

The proposed foul drainage system has been designed as two separate catchments, each connecting to the

existing network.

Problems with the downstream foul drainage network in Leixlip Village have been highlighted by Irish Water

and Kildare County Council. It is proposed to mitigate the critical impact of the proposed development on the

downstream network by enabling and augmenting the existing storage at Barnhall Pump Station.

Irish Water have confirmed the existing foul drainage network will provide suitable discharge for foul drainage

flows from the site once the alterations at Barnhall Pumping Station have been installed on site.



An existing public watermain traverses the site between the Rinawade housing development to the west and

the R404 road to the east and Irish Water have confirmed the existing watermain will provide a suitable supply

point for the proposed development It is proposed to divert the existing public watermain to align with the

proposed development layout.

Existing MV overhead lines traverse the site from the north-west to the south-west with additional MV

overhead lines running along the south of the site. Existing HV overhead lines run along the southern

boundary of the site.

An existing gas distribution line is located to the east of the site, running parallel to the R404 road. The

housing developments surrounding the site contain numerous distribution lines. No gas infrastructure

traverses the site.

Telecommunications infrastructure is located along the R404 road to the east of the site, with the housing

developments surrounding the site containing numerous telecommunications cables.

Potential impacts of the proposed development during the construction phase include:

Contamination of surface water runoff due to construction activities.

Improper discharge of foul drainage from contractor’s compound.

Cross contamination of potable water supply to construction compound.

Damage to existing underground and overground infrastructure.

Loss to and / or interruption to site services as a result of alterations / connections to existing services.

Potential impacts of the proposed development during the operational phase include:

Increased impermeable surface area will reduce local ground water recharge and potentially increase

surface water runoff (if not attenuated to greenfield runoff rate).

Accidental hydrocarbon leaks and subsequent discharge into piped surface water drainage network

(e.g. along roads and in driveway areas).

Increased discharge to foul drainage network.

Increased potable water consumption.

A site specific Construction & Environmental Management Plan will be developed and implemented during

the construction phase. Implementation of the measures outlined in this plan will ensure that the potential

impacts of the proposed development on the sites material assets do not occur during the construction phase.

Relocation of existing overhead ESB lines will be fully coordinated with ESB Networks to ensure interruption to

the existing power network is minimized (e.g. agreeing power outage to facilitate relocation of cable). Ducting

and / or poles along proposed relocated route will be constructed and ready for rerouting of cables in

advance of decommissioning of existing overhead power lines.

Similarly, connections to the existing gas and telecommunications networks will be coordinated with the

relevant utility providers and carried out by approved contractors.



(XIV) ARCHITECTURE & CULTURAL HERITAGE

An assessment of the architectural heritage of the site proposed for development found that there are no

structures/features of historic architectural significance located with the site proposed for development.

The Wonderful Barn complex, a protected structure, and its associated amenity grounds are located to the

south of the proposed development. A curtilage for the protected structure was designated by Kildare County

Council with a radius of 200m. The proposed development will ensure the retention of screen planting around

this area.

The views and vistas from the Wonderful Barn are considered intrinsic elements of the structure’s significance.

The Wonderful Barn Complex are protected structures under the current Kildare County Development Plan

and the views from Castletown House to the Barn and from the Barn to Castletown House are also protected

under the Development Plan. These protected views will not be impacted on by the proposed development.

The views from the Wonderful Barn to the Obelisk (Conolly’s Folly) will be directly impacted, however the level

of development already existing in this area and the provision of tress for screening will reduce the impact on

the view.

The proposed development will have a positive impact on the setting of the Wonderful Barn through the

improvement of the entrance to the complex and the provision of carparking which will improve visitor access

to the site and potentially help in identifying a new use for the Wonderful Barn complex. There proposed

development will allow for a formalisation of the boundaries of the curtilage of the protected structures which

will be a positive for the Wonderful Barn. The proposed development may also have a knock-on effect on

reducing anti-social behaviour around the protected structures.

(XV) ARCHAEOLOGY AND CULTURAL HERITAGE

This is a report on the potential impact on archaeological and cultural heritage sites or features at the location

of a proposed residential development at Barnhall, Leixlip, Co. Kildare. The proposed development is a 19.1ha

area of undeveloped land. This desk-based assessment and walkover survey established the archaeological

potential of the proposed development area and included consultation of a number of heritage-related

sources and databases in conjunction with field inspection. The assessment gauges the level of development

impact and includes recommendations for the mitigation of any archaeology present within the development

area.

The site is currently laid out as five flat fields in rough grazing to the north and west of The Wonderful Barn;

the area is criss-crossed with informal pathways from the surrounding housing estates.

In October 2017 an archaeological assessment was carried out at this site including geophysical survey

followed by targeted test trenching. Geophysical survey indicated the presence of a circular ditched enclosure,

40m in diameter and located at the north of the site. Test trench locations were agreed in advance with the

Department of Culture, Heritage and the Gaeltacht (Excavation licence 17E0333) and specifically targeted

geophysical anomalies.

There is a recorded find in the Topographical Files of the National Museum of Ireland for the townland of

Barnhall; a Viking burial probably associated with the construction of The Wonderful Barn. There are no



indications from the historical mapping or aerial photographs of any potential archaeological features. The

site visit revealed no surface evidence for potential archaeological features.

This assessment combined with the subsequent geophysical survey and test trenching has confirmed the

archaeological potential of the site including the discovery of a 40m enclosure site.

The proposed development works will have a direct negative impact on this site. Preservation in-situ of the

enclosure/ringfort has been carefully considered, however the current open space strategy and layout has

been informed by a range of factors which have resulted in total avoidance/preservation in situ of the

identified archaeological feature not being the optimal design solution for the site,

In order to mitigate future development impacts on the site:

As total avoidance or preservation in-situ of this site is not possible, any areas of the archaeological site

which may be affected by development works at this location will be subject to full archaeological

excavation in advance of construction.

Topsoil across the northern area of the subject site will be removed under constant archaeological

supervision under licence to the Department of Culture Heritage and the Gaeltacht.

(XVI) INTERACTIONS

Chapter 16 of the EIAR provides an assessment of the interactions and interrelationships of the different

environmental factors / impacts that will occur as a result of the proposed development including synergistic

and cumulative impacts.

All environmental topics are interlinked to a degree such that interrelationships exist on numerous levels. The

comprehensive assessments undertaken as part of this EIAR has revealed that the proposal will not result in

any significant adverse effects on the environment. Mitigation measures have been proposed to avoid,

remedy or reduce identified impacts.

Ultimately, all of the effects of a development on the environment impinge upon human beings, directly and

indirectly, positively and negatively. Direct effects include such matters as air and water quality, noise and

landscape quality. Indirect effects pertain to such matters as biodiversity, services and road traffic.

Mitigation measures are proposed and outlined within individual EIAR chapters to ensure that any potential

adverse impacts that may arise as a result of the proposed development are minimised.

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