STATEMENT OF CONSISTENCY & PLANNING REPORT...statement of consistency to support a planning...

David Mulcahy Ba. (Mod), MRUP, MSc. Urban Design Member of the Irish Planning Institute. Chartered Town Planner.

D M DAVID MULCAHY

PLANNING CONSULTANTS LTD

67 The Old Mill Race, Athgarvan, Co. Kildare

PH: 045 405030/086 350 44 71

E-mail: [email protected] www.planningconsultant.ie

Company No: 493 133 Directors: D. Mulcahy & M. Mulcahy

STATEMENT OF CONSISTENCY &

PLANNING REPORT

in support of application for

467 DWELLINGS, CHILDCARE FACILITY,

GYM, CAFÉ, & RETAIL UNIT

on lands at

CRODAUN, CELBRIDGE, CO. KILDARE

Applicant: Crodaun Development Company Ltd

16th April 2020

http://www.planningconsultant.ie/

David Mulcahy Planning Consultants Ltd

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EXECUTIVE SUMMARY

KEY PLANNING CONSIDERATIONS

Site Description 12.93Ha - red line boundary comprised of:

12.68 ha - undeveloped, greenfield lands owned by

applicant

0.25Ha - proposed works on lands owned by Kildare Co.

Co. to facilitate access.

Zoning ‘New Residential’ zoning (10.74ha)

‘Open Space/Amenity’ zoning (1.935ha).

Services ‘Ready to go’ site.

Road Frontage Significant frontage onto regional road (Maynooth Rd) to

east.

Features Generally flat.

Good quality hedgerow to west and part of eastern

boundary.

Poor quality hedgerow in the centre.

Stream with overgrown planting to the south.

Distance from Town

Centre

c.1.8km via R405

Community facilities Situated in close proximity to 2 no. post primary schools

(one temporary); established neighbourhood centre, 3

supermarkets, and a large employment zone.

Proximity to public

transport

• No.67, 67X, 67N (Maynooth- Dublin City) bus stops

located outside and adjoining the lands.

• Shuttle bus service from Salesian College to Hazelhatch

train station (4k).

• Dedicated cycle lane to Louisa Train Station in Leixlip

(3.8k).

Proposal 467 dwellings (houses and apartments)

Childcare Facility, gym, café and retail unit.


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2 no. vehicular access points (involving works to the

Maynooth Road)

2.068Ha landscaped park with kickabout area and

pedestrian/running/cycle routes.

Proposed Density Proposed net density of 43.46 units/Hectare (net of

1.935Ha of ‘F’ zoned lands to north).

Public Open Space 1.933ha of public open space within the residential zoned

lands (17.99%)

Planning Gain • Significant amount of new housing to serve a wide

range of household types.

• Provision of 1.935 hectare landscaped park to the north.

• Childcare facility, gym, local shop and café.

Urban Design • Strong urban frontage to Maynooth Road

• Gateway building entering Celbridge at north-east of

site

• Strong frontage to the park to the north

• Permeable layout

• Strong sense of place


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TABLE OF CONTENTS

1.0 Introduction.

2.0 Site Location & Description.

3.0 Planning History.

4.0 Proposed Development.

5.0 Consistency with ministerial planning guidelines & other relevant strategic

planning policy.

6.0 Consistency with development plan & local area plan.

7.0 Conclusion.


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1.0 INTRODUCTION

David Mulcahy Planning Consultants Ltd have been instructed by Crodaun

Development Company Ltd (‘applicant’) to prepare a planning report and

statement of consistency to support a planning application to An Bord Pleanála

concerning a proposed residential development for 467 dwelling units,

childcare facility, gym and retail unit on lands measuring 12.68 hectares at

Crodaun, Celbridge, Co. Kildare.

Given that the scheme contains over 100 dwelling units this application is being

made directly to An Bord Pleanála under the Strategic Housing Planning and

Development (Housing) and Residential Tenancies Act 2016.

The purpose of this report is to describe the planning context including receiving

environment, planning history, outline the proposed development and

demonstrate how the proposal is consistent with the relevant s.28 planning

guidelines and local policies and objectives (statement of consistency).

The lands in question (12.68 hectares) are predominantly zoned ‘New

Residential’ (10.74 hectares) with approximately 1.93 hectares zoned for ‘Open

Space/Amenity’ at the north end. The lands are under freehold ownership of

the applicant. Additional lands owned by Kildare County Council (measuring

0.25 hectares) are included within the red line boundary of the application site

(12.93 hectares) as they are required to facilitate access.

The lands are generally flat and are greenfield in nature, with the current use

being for agriculture (pastoral). The lands are largely free of any constraints,

apart from internal hedgerows. There is a stream along the southern boundary,

known as Kilwoghan Stream1.

1 The spelling of Kilwoghan Stream is based on OPW Eastern CFRAM Study HA09 Hydraulic Report from 2015

(for the Celbridge and Hazelhatch areas) and is different from the spelling of Kilwogan Lane.


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The applicants are experienced developers some of whom live in Celbridge and

have carried out significant housing developments in the town previously. They

aim to provide a high-quality housing scheme that will represent a significant

positive contribution to Celbridge town providing options for a variety of

households.

For clarity this report addresses:

• Statement of Consistency with development plan, local area plan and s.28

Ministerial Guidelines (s5.0 and s.6.0)

• Material Contravention Statement (s.6.3.3)

• Housing Mix Statement (s.6.1.3)


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2.0 SITE LOCATION & DESCRIPTION

2.1 Location

The subject lands are located to the north of Celbridge town in the Townland of

Crodaun. Specifically, the lands are located west of the Maynooth Rd (R405)

and north of Kilwoghan Stream (which runs to the north of Kilwogan Lane) see

Fig Nos. 1 and 2 below.

Fig No.1 Map showing location of subject lands in Crodaun, Celbridge (Source: MyPlan.ie

- OSI Licence No.EN 0080915)

Site Location

Town Centre


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Fig No.2 Location Map showing location of subject lands and surrounding context

(Source: MyPlan.ie - OSI Licence No.EN 0080915). Red line is indicative only.

2.2 Site Description

The subject site is triangular in shape, narrowing at the northern end. Its measures

12.68 hectares2 and is relatively flat.

The site is comprised of 3 no. vacant fields divided by hedgerows. The quality of

these dividing hedgerows has found to be of a poor quality following a site

inspection by an arborist – please refer to the arboricultural impact report

prepared by The Tree File Ltd.

The site contains a number of ESB overhead wires and associated support poles.

There is a small stream running along the southern boundary of the site

(Kilwoghan Stream). There is woodland thicket/regenerative scrub either side of

the stream.

2 Net of the lands in the ownership of Kildare Co. Co. to the east of the site (0.25Ha).

M4 Motorway

Kilwogan Lane

Site

Maynooth Rd (R405)


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The eastern boundary of the site is defined by a row of mature trees at the south

end. The remainder of this boundary is defined by fencing.

The western boundary of the site is defined by a mature hedgerow, including

some mature specimen trees (oak).

The site has extensive frontage onto the adjoining public road (Maynooth Road,

R405) to the east which is within the 50kph posted speed limit.

Fig. No.3 Aerial view of subject lands (source: Google Earth, April 2019). Red line

indicative only.

School

Residential

M4 Business

Park

School (temp)

Residential

Site


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Fig. No.4 View of site taken from midway point along eastern boundary (June 2019)

Fig No.5 View of site from north-east of site at roundabout junction (June 2019).


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Fig No.6 Existing mature hedgerow along the eastern boundary of the site facing the

Maynooth Rd (southern portion) – dated June 2019. Note pedestrian and cycle lane,

along with public lighting.

Fig No.7 View of scrubland north of Kilwoghan Stream with thicket to the south side

(November 2018).


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Fig No.8 Mature trees along the western boundary of the site (November 2018)

2.3 Ownership

The subject lands (12.68Ha) are owned in their entirety by the applicant -

Crodaun Development Company Ltd. The red line boundary of the application

also includes lands in the ownership of Kildare County Council as works are

proposed to the Maynooth Road (0.25Ha) in order to facilitate access. A letter

of consent from the council is included with the application.

2.4 Adjoining Lands & Land Uses in the Vicinity

North

The M4 Business Park is located to the north of the site on the opposite side of the

roundabout junction. A temporary Educate Together post primary school

(Celbridge Community School) is located opposite Salesian College.


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West

There is a large post primary school located to the north west of the site – Salesian

College. The school caters for boys and has an enrolment of 700+ pupils. There

are agricultural fields situated to the west of the site.

South

There is a narrow strip of land to the south of the subject site. This strip of land is

in third party ownership and therefore is outside the legal interest of the

applicant. This strip of land fronts onto Kilwogan Lane (L5054), a relatively narrow

road with no road markings or footpaths. Kilowgan Lane provides access to

agricultural lands west of the subject site.

There is mature residential housing to the south side of Kilwogan Lane (‘Castle

Village’ and ‘Thornhill Court’). Thornhill is a two storey apartment complex.

East

The R405 Regional Road (Maynooth Road) runs along the east side of the site.

There is a strip of lands owned by Kildare County Council between the subject

site and this road at the northern end of the site.

There is a dedicated cycle lane and public footpath on the west side of the

Maynooth Road where the site is situated. Public lighting is also provided along

the (eastern) edge of the site on the southern and very northern end of the

Maynooth Road, with public lighting on the opposite side of the Maynooth Road

further north.

The lands to the east of the Maynooth Road are in residential use and agricultural

use. The agricultural lands are zoned for residential development and are the

subject of a current application for strategic development housing (ABP-

306504).


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Fig No.9 Location Map showing surrounding context (Source: MyPlan.ie - OSI Licence

No.EN 0080915). Red line is indicative only.

Fig No.10 Existing tree planting outside the eastern boundary of the site facing the

Maynooth Rd (northern portion) – dated June 2019. Note pedestrian and cycle lane

with traffic light crossing point.

Castletown

Employment lands

Temp Post Primary School

Post Primary School

2 storey housing

2 storey housing

2 storey apts

Site

SHD App


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Fig No.11 Transition along eastern boundary from hedgerow boundary to fencing (below

level of the road) with trees on outside on land owned by KCC. June 2019

Fig No.12 Raised junction on Kilwogan Lane at south east corner of the site to facilitate

pedestrian and cycle crossing. June 2019.


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Fig No.13 Kilwogan Lane to the south of the site (taken at entrance to Thornhill Court).

May 2019.

Fig No.14 Two storey apartments in Thornhill Court to the south side of the site (eastern

end). May 2019.


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2.5 General Area

The subject lands are situated between the built-up edge of Celbridge and

educational/industrial development (M4 Business Park) further north which has

occurred around the roundabout junction serving the link road to the M4. The

proposed new Luftansa Technik development is now under construction north-

west of the M4 Business Park on the Maynooth Road. There is a need to tie the

isolated educational and industrial development back into the town.

2.6 Proximity to Public Transport

2.5.1 No.67, 67X, 67N Bus Services

There is a bus stop located on the Maynooth Road to the east of the site (No.67

route). The lands are also located approximately c.140m from 2 no. sheltered bus

stops on the No. 67 route opposite the entrance to Salesian College – map

below.

The No.67 route provides high quality public transport to Celbridge town centre,

Lucan, Liffey Valley Shopping Centre and Dublin City in an easterly direction and

Maynooth in a westerly direction – see route below. This bus service allows for

students to access third level education in both Maynooth and Dublin City

Centre. It also allows for shopping to be carried out in Celbridge town centre

and Liffey Valley.

The No.67 Bus Timetable shows that this is a very frequent bus service which

operates every day of the week. Buses leave Maynooth at 5.25am and continue

until 23.30pm with two buses running per hour. Buses leave Dublin City at 6.23am

and continue until 23.23pm with two buses running per hour.

In addition, the two stops are served by the 67X and 67N buses. The 67X is a

service which operates from Monday to Friday between Salesian College and


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UCD Belfield (mornings only) and from UCD Belfield to Salesian College (evenings

only).

The 67N is a Nitelink service from Dublin City to Celbridge Main Street from 12am

– 4am.

In summary the lands are served by high quality public transport in the form of a

convenient and frequent bus service.

Fig No.15 Map showing location of lands relative to No.67, 67X bus stops (Source:

MyPlan.ie - OSI Licence No.EN 0080915).

Bus Stops

Site


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Fig.16 Bus stop to east of site on Maynooth Road June 2019

2.5.2 Hazelhatch Train Station Shuttle Bus

There is a dedicated shuttle bus service from Salesian College adjoining the

subject lands which provides transportation to Hazelhatch Train Station (c.4k

distance) starting with the 7.10am train and continuing through to the 19.05pm

train with services running throughout the day. This bus service is provided by

Birchall Transportation Ltd.

2.5.3 Louisa Bridge Train Station, Leixlip

There is a dedicated pedestrian and cycle lane from the subject lands to Louisa

Bridge Train Station in Leixlip which is only c.3.8 kilometres from the subject lands.

This line services Blanchardstown (for Shopping Centre), Drumcondra (for Airport

access) and Connolly Station (for city centre). The train service is very frequent

with trains to Dublin City starting at 6.27AM and running through to 23.17PM.

Services from Dublin City to Leixlip running from 5.27Am to 23.10PM.


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Fig No.17 Cycle route from subject lands to Louisa Train Station (3.83km).

2.6 Celbridge

Celbridge has witnessed significant growth over the past 60 years from a

population of 567 persons in 1951 to a population of 20,288 persons as recorded

in the 2016 Census. As noted in the Celbridge LAP 2017-23:-

• expansion in Celbridge since the 1950s has taken a suburban form

extending out from the historic core.

• The age profile of Celbridge includes a high percentage of children,

young people and people in the working age cohorts.

• Households in Celbridge have an occupancy rate of two to four persons

predominantly, reflecting the high proportion of young families and is

typical of the county average in 2016.

• Houses represent 89% of the housing stock, while apartments represent

10.3%.

• It is anticipated that there will continue to be a strong demand for family

housing. The need for smaller housing units and apartments should be

Cycle Path

Site

Louisa Train Station


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considered within each of the Key Development Areas to contribute to

the achievement of an appropriate housing mix and to address an

emerging demand for smaller units.

[Underlined emphasis added]

2.7 Summary

• The subject lands are greenfield in nature and generally flat.

• The lands potentially form an important link between the town and the

schools and employment lands to the north.

• The lands directly adjoin a large post primary school with another new

post primary school to the north-east.

• The lands are located on a public transport corridor consisting of a high

frequency bus service which serves Maynooth, Celbridge town and

Dublin City.

• The lands are linked to Louisa Bridge Train station via dedicated

pedestrian route and cycle track.

• There is a dedicated shuttle service from Salesian College adjacent to the

site to Hazelhatch train station.

• The lands are located with convenient proximity to a wide range of

services, amenities and employment within Celbridge town.

• The lands are located with convenient proximity to multi-national

employers in Leixlip (accessible via cycle lanes i.e. Intel).

• Apartments should be considered in Key Development Areas in the

Celbridge LAP.


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3.0 PLANNING HISTORY

3.1 Planning History

There are no known planning permissions associated with the subject lands.

3.2 In Vicinity

3.2.1 372 Unit Residential Development (ABP-306504)

A Strategic Housing Development application has been lodged by Ardstone

Homes Ltd on 24th January 2020 for a residential development involving 372

residential units (218 no. houses, 154 no. apartments) and a childcare facility on

lands (9.55Ha) to the east side of the Maynooth Road. The proposed layout

involves 4 storey apartment buildings and housing facing onto the R405 and

R449, with 2 storey dwellings behind.

3.2.2 Adult Training Centre (Reg. Ref. 18/1325)

Conditional permission was granted in May 2019 to use Unit A11, Building A for

use as an adult training centre (970sq.m) in M4 Celbridge business park.

3.2.3 Light Industrial Unit (Reg. Ref. 19/1229)

Conditional permission was granted in February 2020 for construction of a

Maintenance Station-Aviation Industry light industrial unit and associated works

with a total floor area of 3,720sqm south of M4 and North of R405 in Moortown,

Celbridge, Co. Kildare.

3.2.4 New Temporary School (Reg. Ref. 19/473)

Conditional permission was granted in February 2020 for the construction of a

new single storey temporary post primary school building at Celbridge

Community School, Maynooth Road, Moortown, Celbridge, Co. Kildare. A traffic


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impact assessment was submitted as part of this application and the findings of

same accepted by Kildare County Council3.

3.2.5 School Extension (Reg. Ref. 19/918)

Conditional permission was granted in February 2020 for construction of new

single storey ASD unit 659sq.m to rear of existing school along with associated

works at Salesian College, Mooretown, Celbridge, Co. Kildare.

Fig No.18 Relevant planning applications in the vicinity of the site.

3.2.6 79 Dwellings Reg. Ref. 16/260

An Bord Pleanalá granted conditional permission in February 2017 to grant

permission for 79 dwellings on lands approximately 300m south of the subject site

at Thornhill (Aghards) Rd/Maynooth Rd – see map below.

3 Prepared by NRB Consulting Engineers who are the traffic consultants for the current proposal.

ABP 306504

19/1229

19/918

19/473

18/1325

Site


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Fig No.19 Location of permitted residential development in Thornhill south of subject

lands.

3.3 Significant Permissions in the General Area

3.3.1 Intel Manufacturing Facility (ABP-304672-19)

On 21st November 2019 conditional permission was granted by An Bord Pleanala

for an extended and revised manufacturing facility (granted under An Bord

Pleanála appeal reference number PL 09.248582; Kildare County Council

planning register reference number 16/1229) including reconfigured and

extended support buildings, water tanks and yards to provide for additional

manufacturing capacity. The development will consist of buildings, site

infrastructure and ancillary works, for the manufacture of integrated circuits. The

manufacturing building will be developed over four levels and will have a floor

area of 109,745 square metres. It is envisaged that up to 3,000 people will be

employed in construction for four years and up to 6,000 at peak construction for

a period of six months. When operational there will be an additional 1,600 full

time permanent jobs on site.

Site

Ref. 16/260


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4.0 PROPOSED DEVELOPMENT

4.1 Introduction

The applicant seeks permission to build 467 dwellings (houses and apartments)

on the subject lands, along with a childcare facility, gym, café, and retail unit.

Specifically, it is proposed to construct 199 no. houses and 268 no. apartments

(including 52 no. duplexes).

In addition, it is proposed to provide a landscaped public park (2.068 ha)4, public

open space (1.933Ha)5, 2 no. vehicular access points off the Maynooth Road,

719 no. car parking spaces (including 154 basement car park spaces), 574 cycle

spaces, internal roads, footpaths, cycle paths, landscaping and all associated

site works.

Apartments

The proposed apartments blocks (A, B, C & D) are located to the east of the site

where they will form a strong urban edge to the Maynooth Road, the key access

route to the town from the north. The building height ranges from 5 – 6 storeys.

Apartment Block A at the north end will mark the gateway entry point into

Celbridge when approaching from the M4, serving as a landmark building and

aiding legibility. Communal open space for the apartments is located at the

rear (west) side. Parking for the apartments is provided at basement level.

Dwellings

There are 23 no. 3 storey, terrace dwellings arranged in a row of 3 no. blocks

located to the west (rear) of the apartments providing a dual frontage onto

public open space and communal open space within the scheme. Parking is

provided on the east side at ground level.

4 The proposed public park (2.068Ha) extends beyond the ‘F’ zoned lands (1.935Ha). 5 Within the New Residential zoned lands.


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Further west, the proposed dwellings are arranged in perimeter blocks in order

to ensure that all areas of the public realm within the scheme are overlooked,

including the areas of public open space to the south, west and north of the

scheme. The dwellings range from 2 – 3 storeys in height. Car parking is primarily

provided within the curtilage of the dwellings, with some on-street car parking.

Ancillary Development

In the southern apartment block (block D) it is proposed to provide the following

ancillary land uses at ground floor level:

Table No.1 Commercial uses within ground floor of Block D.

Use Gross Floor Area (sq.m)

Childcare Facility (89 children) 776

Gym (for private use by residents only) 320

Café 123

Retail unit 119

Public Open Space

The ‘F’ zoned lands to the north of the site (1.935Ha) will be a landscaped public

park, including multi-use games area, kickabout areas and biodiversity areas.

The spatial extent of proposed park will extend beyond the ‘F’ zoned lands into

the ‘New Residential’ zoned lands (0.1332Ha) with the total area of the park

measuring 2.068Ha.

Separately, a total of 1.933Ha of public open space will be provided within the

‘New Residential’ Zoned lands (17.99%). This consists of:

• a centrally located village green which is connected to the open space

to the east and west of the housing.

• A generous area of quality open space between the row of 3 storey

dwellings and the houses further west to allow a connection between the

stream at the south and the park to the north.


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• an area of public open space at the southern and western perimeters of

the site, as well as the most southern part of the eastern boundary.

All these spaces exceed the 10m minimum depth for public open space. The

perimeter spaces were largely dictated by the need to protect the established

trees around the perimeter of the site. It is submitted that the open space

around the perimeter will provide an attractive route for walkers, joggers and

dog walkers alike.

Car and Cycle Parking

A total of 709 car park spaces are provided as follows: apartments (216),

duplexes (52), houses (398), visitors (33) and commercial (10). 154 no. car park

spaces are provided at basement level.

A total of 574 cycle parking spaces are provided at basement level, along with

23 no. spaces at surface level adjacent to Block D to facilitate the commercial

element of the scheme.

Works on Lands Owned by Kildare County Council

It is proposed to provide 2 no. vehicular entrances, including road widening,

Footpath and cycle track to be re-constructed/re-aligned, public lighting

displaced to be re-instated; existing Toucan Crossing to be relocated, 'Kassel'

kerbing to be re-aligned, Priority junction to be constructed and associated road

markings and signage.

Kilwoghan Stream

It should be noted that no works are proposed to the stream at the south of the

site; it is to be retained in its natural state to minimize the impact on the local

biodiversity. The only intervention near the stream relates to the overgrown trees

and scrubland to the north side which will be thinned out and made more

visually attractive.


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Overhead Lines

The intention is to underground all overhead lines. This underground has been

the subject of discussions with ESB. The ESB have confirmed in writing that they

are happy in principle with the proposed strategy to relocate the overhead

cable under a permanent roadway within the site - see letter enclosed with the

application from OCSC Consulting Engineers. The undergrounding will occur in

phase 1 of the construction phase.

4.2 EIAR Screening

The proposed development does not meet the mandatory EIAR threshold for

residential schemes involving 500 dwellings or more dwellings under Schedule 5,

Part 2, Section 10 (b) (i).

Kildare County Council have advised however that the proposed development

does meet the threshold under Schedule 5, Part 10 (Infrastructure projects),

subsection (b) (iv):-

“Urban development which would involve an area greater than 2 hectares in

the case of a business district, 10 hectares in the case of other parts of a built-up

area and 20 hectares elsewhere”.

Under Part One, Article 3 (interpretation) of the Planning and Development

Regulations, 2001 (as amended) a “built-up area” means a city or town (where

“city” and “town” have the meanings assigned to them by the Local

Government Act, 2001) or an adjoining developed area;

On the basis of the above Kildare County Council have advised that a

mandatory EIAR should be submitted with the application. We would question

whether a greenfield site forms part of a built-up area or adjoining developed

area and whether an EIAR is therefore mandatory in this instance. We consider


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an EIAR is not mandatory. Nonetheless, given the strong advice from the Council

an EIAR accompanies the application.

4.5 Appropriate Assessment Screening

A review of all Natura 2000 sites within 15km of the site has been undertaken. This

has revealed the presence of only one such site, namely the Rye Water

Valley/Carton SAC, Site Code 001398 at a distance of approximately 3.4km from

the site.

The Rye Water Valley/Carton SAC is located between Leixlip and Maynooth

extending along the River Rye Water, a tributary of the River Liffey. The river was

arterially drained in the early 1950s, but remains the only significant salmon

spawning and nursery stream discharging into the River Liffey downstream of

Leixlip dam. The Rye Water Valley/Carton SAC is designated for the protection

of two molluscs listed on Annex II of the EU Habitats Directive. In addition, the

marsh, mineral spring and seepage area found at Louisa Bridge, which supports

the presence of these molluscs is considered to be rare in Europe and is a habitat

listed on Annex I of the EU Habitats Directive (source: Draft Celbridge LAP AA

Screening Report prepared by ARUP Consulting Engineers in December 2016.

It is important to note that the Rye Water Valley/Carton SAC flows into the River

Liffey downstream from the location where the Kilwoghan Stream flows into the

River Liffey. It is not possible therefore for any potential pollution of the Kilwoghan

Stream to impact on the Rye Water Valley/Carton SAC. There is no ecological

link.

Mr Roger Goodwillie, ecologist, was engaged to prepare a Stage 1 Appropriate

Assessment Screening Report and his report has determined that there is no

material risk to any Natura 2000 habitat and therefore no requirement for a Stage

II Appropriate Assessment.


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Fig No.20 Location of subject site relative to the River Rye (source: EPA.ie). Note flow

direction of each river which shows that there is no direct pathway from the subject site

to the River Rye.

Fig No.21 Natura 2000 sites within 15km radius of the subject site (Source: MyPlan.ie - OSI

Licence No.EN 0080915).

Rye River/Carton SAC

Site

Site

Rye River

River Liffey


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5.0 CONSISTENCY WITH MINISTERIAL PLANNING GUIDELINES &

OTHER RELEVANT STRATEGIC PLANNING POLICY

5.1 Rebuilding Ireland - Action Plan for Housing & Homelessness 2016

This Action Plan is a response to the housing crisis which has seen a significant

shortfall in housing particularly in the greater Dublin area. The Action Plan sets

targets to double the annual level of residential construction to 25,000 homes

and deliver 47,000 units of social housing in the period to 2021.

There are 5 pillars to the Action Plan. Pillar 3 – Build More Homes – seeks to

increase the output of private housing to meet demand at affordable prices.

The delivery of 467 dwellings would represent a significant contribution to the

housing shortfall in the Metropolitan Area of North East Kildare.

5.2 National Planning Framework 2040 (‘NPF’)

The NPF is based on a projection of a 5.7 million people population by 2040 which

is used as a benchmark against which the strategy is placed. This benchmark

provides for one million additional people, 660,000 additional jobs and 550,000

new homes by 2040 (or 25,000 houses to be built each year).

Under the NPF 50% of the national population growth should happen in the

Eastern and Midlands (EMRA) Region and 50% of this population growth should

happen within the City of Dublin and its suburbs. This represents significant

housing growth in the EMRA Region up to 2040 which includes Co. Kildare.

The proposed development is considered to be consistent with the following

national policy objectives:


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National Policy Objective 11 – In meeting urban development requirements,

there will be a presumption in favour of development that can encourage more

people and generate more jobs and activity within existing cities, towns and

villages, subject to development meeting appropriate planning standards and

achieving targeted growth.

National Policy Objective 32 – To target the delivery of 550,000 additional

households to 2040.

National Policy Objective 33 – Prioritise the provision of new homes at locations

that can support sustainable development and at an appropriate scale of

provision relative to location.

National Policy Objective 34 – Support the provision of lifetime adaptable homes

that can accommodate the changing needs of a household over time.

5.3 Sustainable Residential Development in Urban Areas, 2009 (‘SRDUA’)

The subject lands are considered to fall under the category of Outer Suburban /

‘Greenfield’ sites under the SRDUA Guidelines - defined as “open lands on the

periphery of cities or larger towns whose development will require the provision

of new infrastructure, roads, sewers and ancillary social and commercial

facilities, schools, shops, employment and community facilities. Studies have

indicated that whilst the land take of the ancillary facilities remains relatively

constant, the greatest efficiency in land usage on such lands will be achieved

by providing net residential densities in the general range of 35-50 dwellings per

hectare and such densities (involving a variety of housing types where possible)

should be encouraged generally. Development at net densities less than 30

dwellings per hectare should generally be discouraged in the interests of land

efficiency, particularly on sites in excess of 0.5 hectares. (s.5.11 – emphasis

added).


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The net residential density for the proposed development is 43.46 units per

hectare (net of 1.933ha public open space to the north) and accords with the

density range specified in the guidelines and the guidance received from An

Bord Pleanala in the tripartite consultation meeting on 29th May 2019

The SRDUA Guidelines also place a strong emphasis on creating Sustainable

Neighbourhoods where social and community infrastructure along with

amenities are all within close proximity. The subject site is situated adjacent to 2

no. large post primary schools and within close proximity to 2 no. national school

and a neighbourhood centre. It is also within walking and cycling distance of

the town centre. Please refer to the Social Infrastructure Assessment attached

with the application for a more in-depth analysis.

Specific reference is made in the Guidelines to promoting sustainable travel

patterns in respect of schools, which is exactly what would be achieved by

providing the proposed development adjacent to a post primary school.

“Spatial planning has a fundamental role in promoting more sustainable travel

patterns and helping to reverse recent trends which have seen a decreasing

share of people travelling to work by bus or bicycle or on foot. According to the

results of Census 2006, the majority (55%) of primary school children were driven

to school by car, compared with 28% in 1991. Apart from the energy and climate

change implications of the increasing use of the car for journeys to work and

school, cycling and walking have a role in achieving healthier lifestyles” –

emphasis added.

School Demand

The Guidelines advise that planning applications for 200+ dwelling units should

be accompanied by a report identifying the demand for school places likely to

be generated by the proposal and the capacity of existing schools in the vicinity

to cater for such demand.


34

Please refer to the School Capacity Analysis prepared by David Mulcahy

Planning Consultants Ltd enclosed with the application which concludes that

there is sufficient capacity to meet the demand for school places that will be

generated.

5.4 Sustainable Urban Housing: Design Standards for New Apartments;

Guidelines for Planning Authorities (2018).

The Guidelines note that apartments are a significant part of the solution to

avoid continued urban sprawl “Given the gap between Irish and European

averages in numbers of households living in apartments and the importance of

addressing the challenges of meeting the housing needs of a growing

population in our key cities and towns and by building inwards and upwards

rather than outwards, apartments need to become more and more the norm

for urban housing solutions” - emphasis added.

Under Section 28 (1C) of the Planning and Development Act 2000 (as

amended), Planning Authorities and An Bord Pleanála will be required to have

regard to the guidelines and apply any specific planning policy requirements

(SPPR’s) of the guidelines in carrying out their function.

5.4.1 Specific Planning Policy Requirements (SPPR’s)

SPPR1 states that apartment developments may include up to 50% one

bedroom or studio type units (with no more than 20-25% of the total proposed

development as studios), and there shall be no minimum requirement for

apartments with three or more bedrooms.

Response:

The scheme is comprised of 216 apartments and 52 no. duplexes. The

apartments are contained in 4 blocks and consist of 184 no. two bed apartments


35

(85%) and 32 three beds (15%). The duplexes consist of 18 no.1 beds, 26 no. 2

beds and 8 no. 3 beds.

SPPR2 relates to building refurbishment schemes

Response: Not relevant in this instance.

SPPR3 Sets out minimum floor areas for apartments.

Response: All apartments in the proposed development meet the minimum floor

area requirements set out the Guidelines. A majority of all apartments also

exceed the minimum floor area standard by a minimum of 10% (given the unit

numbers are in excess of 100). Please refer to the schedule of accommodation

provide by Scott Tallon Walker Architects.

Table 2 Minimum overall

apartment floor

areas

Minimum Proposed

Floor Area (apts)

Duplexes

One Bed 45sq.m N/A

Two bedrooms

(3 person)

63 sq.m 78sq.m

Three

bedrooms

90sq.m 102 sq.m

SPPR4 The minimum number of dual aspect apartments shall be 33% in central

urban locations; otherwise there shall be a minimum of 50% dual aspect

apartments in a scheme.

Response: Scott Tallon Walker Architects have confirmed that 82 (38%) of

apartments are dual aspect with 134 (62%) being single aspect. The orientation

of single facing apartments are either east or west facing as noted the

Accommodation Schedule prepared by Scott Tallon Walker Architects.


36

SPPR5 Ground level apartment floor to ceiling heights shall generally be a

minimum of 2.7m.

Response: Scott Tallon Walker have confirmed that the 2.7m minimum floor to

ceiling height requirement is complied with for ground floor units.

SPPR6 A maximum of 12 apartments per floor per lift core may be provided in

apartment schemes in urban locations.

Response: Scott Tallon Walker have confirmed that the maximum apartment

ratio per lift core is complied with.

Car Parking

The Guidelines recommend that for “Intermediate Urban Locations -

suburban/urban locations served by public transport or close to town centres or

employment areas and particularly for housing schemes with more than 45

dwellings per hectare net (18 per acre), planning authorities must consider a

reduced overall car parking” (s.4.21).

The subject site is located in a suburban area of Celbridge, well served by public

transport and situated close to the town centre. The proposed density is below

the 45/h net density but only marginally so. It is therefore submitted that parking

requirements for intermediate urban locations should apply.

It is noted that there is no specified car parking requirement for intermediate

urban locations in the guidelines but given the more onerous recommendation

for peripheral sites in the guidelines is one space + 25% visitor spaces, it is

obviously lower than this baseline. The aim therefore is to provide 1 space +

approximately 10% visitor car parking for the apartments (including duplexes)

which NRB Consulting Engineers have advised to be a reasonable approach

and consistent with the guidelines.


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Please refer to the Car Parking Schedule prepared by Scott Tallon Walker

Architects enclosed in Architect’s Design Statement which gives a breakdown

of the proposed car parking for apartments (216), duplexes (52) and visitors (33).

Apartments: 216 spaces (154 basement car park spaces and 62 on-street

spaces) with 22 on-street visitor spaces. This equates to one space + 10% visitor

parking.

Duplexes: 52 spaces (30 off-street and 22 on street) with 11 visitor spaces. This

equates to one space + 21% visitor parking.

This car parking provision for apartments (including duplexes) is considered to be

consistent with the guidelines.

Bedroom and living/dining/kitchen sizes

Response: The minimum space standards and dimensions are achieved for the

apartments as set out in Scott Tallon Walker’s Schedule of Accommodation.

Internal storage

The minimum internal storage standards to be achieved for apartments are set

out in the Appendix to the Guidelines. No individual storage room within an

apartment should exceed 3.5sq. metres.

Response

All apartments in the proposed development will meet the storage requirements

set out the Appendix of the Guidelines. Refer to Schedule of Accommodation

prepared by Scott Tallon Walker Architects.


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Table 3 Minimum Storage Areas

2018 Guidelines Apartments Duplexes

One Bed 3sq.m N/A 3.2 sq.m

Two Bed (3

person)

5sq.m N/A 6.5sq.m

Two bedrooms

(4 person)

6sq m 6.1sq.m 7sq.m

Three bedrooms 9sq.m 9.2sq.m 9sq.m

Private amenity space

It is a specific policy that private amenity space shall be provided in the form of

gardens or patios/terraces for ground floor apartments and balconies at upper

levels. Where provided at ground level, private amenity space level shall

incorporate boundary treatment appropriate to ensure privacy and security. A

minimum depth of 1.5 metres is required for balconies.

Response

The private amenity space provided in each apartment are highlighted in the

Architects Design Statement prepared by Scott Tallon Walker Architects. The

depth of all balconies are at least 1.5m. A schedule of areas is contained in the

Schedule of Accommodation prepared by Scott Tallon Walker Architects.

Ground floor level apartments all have a screened private amenity space.

Table 4 Minimum Floor Areas for Private Amenity Space

2018 Guidelines Apartments Duplexes

One Bed 5sq.m N/A 48sq.m

Two bedrooms

(4 person)

7sq.m 10.3 sq.m 14sq.m

Three bedrooms 9sq.m 16.1sq.m 10sq.m


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Communal facilities in apartments

Communal amenity

The minimum communal amenity space standards to be achieved for

apartments are set out in the Appendix to the Guidelines.

Response

The communal open space proposed provides a large amenity space in excess

of the minimum requirements. Refer to Schedule of Accommodation prepared

by Scott Tallon Walker Architects.

Table 5 Minimum floor areas for communal amenity space in apartments

Two bedrooms (4 person) 7 sq.m x 184 = 1,288sq.m

Three bedroom 9sq.m x 32 = 288sq.m

1,576sq.m required.

A total of 2,945sq.m of communal open space is provided which is significantly

above the minimum requirement and reflects the high quality nature of the

scheme in terms of residential amenity.

The duplexes all have the benefit of public open space in the same manner as

the dwellings.

Bicycle storage

The Guidelines note that “a general minimum standard of 1 cycle storage space

per bedroom shall be applied … visitor cycle parking shall also be provided at a

standard of 1 space per 2 residential units. Any deviation from these standards

shall be at the discretion of the planning authority and shall be justified with

respect to factors such as location, quality of facilities proposed, flexibility for

future enhancement/enlargement, etc” (s.4.17).


40

Response

A total of 216 apartments are provided involving total of 463 bedrooms. This

equates to 463 cycle spaces with an additional 108 spaces (216/2) for visitors - a

total of 571 spaces.

A total of 574 cycle spaces are provided at basement level for the apartments -

an overprovision of 3 no. spaces.

Bicycle storage for the duplexes is available in the rear gardens via garden sheds

in the same manner as any house.

5.5 Urban Development and Building Heights Guidelines for Planning

Authorities Consultation, 2018

The Urban Development and Building Height Guidelines were published on the

7th of December 2018 under Section 28 of the Planning and Development Act

2000, as amended. The Guidelines are intended to set out national planning

policy guidelines on building heights in urban areas in response to specific policy

objectives set out in the National Planning Framework and Project Ireland 2040.

Section 3.1 notes that “In relation to the assessment of individual planning

applications and appeals, it is Government policy that building heights must be

generally increased in appropriate urban locations. There is therefore a

presumption in favour of buildings of increased height in our town/city cores and

in other urban locations with good public transport accessibility” - emphasis

added.

SPPR3 states: ‘It is a specific planning policy requirement that where:

(A) 1. an applicant for planning permission sets out how a development proposal

complies with the criteria above; and


41

2. the assessment of the planning authority concurs, taking account of the wider

strategic and national policy parameters set out in the National Planning

Framework and these guidelines; then the planning authority may approve such

development, even where specific objectives of the relevant development plan

or local area plan may indicate otherwise’.

5.5.1 Assessment under SPPR3:

In the event of making a planning application, the applicant shall demonstrate

to the satisfaction of the Planning Authority/ An Bord Pleanála, that the proposed

development satisfies the following development management criteria:

The focus is on the 4 no. apartment blocks along the eastern edge of the

proposed development as they are the element of the scheme that is relevant

in terms of building height with heights ranging from 5 - 6 storeys (top storey is

setback)

At the scale of the relevant city/town:

• The site is well served by public transport with high capacity, frequent service

and good links to other modes of public transport.

The proximity of the site to public transport in the form of bus and rail has been

addressed in detail in section 2.6 above. Please also refer to the Traffic

Assessment prepared by NRB Consulting Engineers.

Development proposals incorporating increased building height, including

proposals within architecturally sensitive areas, should successfully integrate

into/enhance the character and public realm of the area, having regard to

topography, its cultural context, setting of key landmarks, protection of key

views. Such development proposals shall undertake a landscape and visual

assessment, by a suitably qualified practitioner such as a chartered landscape

architect.


42

The proposed development is not located in an architecturally sensitive area. It

is outside the corridor of the views associated with Castletown House to the

south-east which are to be preserved in the Celbridge Local Area Plan 2017-23

(see Fig No.29 below).

The land uses in the vicinity are predominantly residential (south and east),

educational (north-west) and employment (north). They are generally low scale

buildings, but importantly are also all a significant distance from the proposed

development. The one exception is the building east of the north end of the site

(in the M4 business Park) which is 3 storey.

A landscape and visual assessment, by a suitably qualified practitioner such as

a chartered landscape architect accompanies the application.

On larger urban redevelopment sites, proposed developments should make a

positive contribution to place-making, incorporating new streets and public

spaces, using massing and height to achieve the required densities but with

sufficient variety in scale and form to respond to the scale of adjoining

developments and create visual interest in the streetscape.

The subject site measures 12.93 hectares (including the 0.25Ha of lands owned

by Kildare County Council) and in our opinion would constitute a large urban

redevelopment site. We highlight that the proposed apartment blocks make a

positive contribution to place making, using appropriate building height to

create a gateway feature to Celbridge when approached from Junction 6 on

the M4 motorway and creating a sense of enclosure along the Maynooth Road.

The apartment blocks, in conjunction with the proposed 3 storey dwellings further

west within the scheme, enclose a large area of communal open space which

makes a significant contribution to place-making - refer to Architect’s Design

Statement prepared by Scott Tallon Walker for details.


43

At the scale of district/ neighbourhood/ street

• The proposal responds to its overall natural and built environment and makes

a positive contribution to the urban neighbourhood and streetscape.

The proposed apartment blocks have been designed sensitively to respond to

the surrounding context and the natural and built environment. The site benefits

from the fact that it does not adjoin any established development, particularly

residential development, and there is a significant separation distance from any

existing and proposed residential development in the vicinity. All residential

development in the vicinity (east and south) is on the opposite side of a public

road. In terms of the natural environment the proposed development will

provide passive surveillance of the stream and surrounding open space to the

south edge and the proposed public park to the northern edge. The existing

row of trees to the eastern edge (south end) have been retained in situ other

than to allow for pedestrian access.

The proposal is not monolithic and avoids long, uninterrupted walls of building

in the form of slab blocks with materials / building fabric well considered.

The apartments are divided into 4 no. blocks to avoid a monolithic appearance.

Furthermore they are animated in a manner that further ensures against a

monolithic appearance - refer to Scott Tallon Walker’s Architectural Design

statement in the Architect’s Design Statement.

The proposal enhances the urban design context for public spaces and key

thoroughfares and inland waterway/ marine frontage, thereby enabling

additional height in development form to be favourably considered in terms of

enhancing a sense of scale and enclosure while being in line with the

requirements of “The Planning System and Flood Risk Management – Guidelines

for Planning Authorities” (2009).


44

As noted above, the apartments have been designed to provide passive

surveillance of the stream to the south and proposed public park to the north.

They will also provide passive surveillance of the communal open space to the

west side along with enclosing this space in conjunction with the proposed 3

storey dwellings further west.

The proposal makes a positive contribution to the improvement of legibility

through the site or wider urban area within which the development is situated

and integrates in a cohesive manner.

It is submitted that apartment block A is located at a prominent junction at the

roundabout junction entering Celbridge from Maynooth and the M4. It has been

designed in a manner that it will act as a landmark feature at this node (by virtue

of its 6 storey height and attractive, north-facing, animated façade). The

remainder of the apartment blocks will form a distinct urban edge leading into

Celbridge town.

The proposal positively contributes to the mix of uses and/ or building/ dwelling

typologies available in the neighbourhood.

There is a notable lack of apartments in Celbridge (only 10.3% according to the

Celbridge LAP 2017-23) and the proposed apartment will therefore make a

positive contribution to the housing mix in the town offering more choice for

homeowners and/or tenants.

Block D contains a gym, café, childcare facility and retail unit which will add to

the mix of uses in the area.


45

At the scale of the site/building

• The form, massing and height of proposed developments should be carefully

modulated so as to maximise access to natural daylight, ventilation and views

and minimise overshadowing and loss of light.

It is submitted that the design of the proposed development allows sufficient

natural daylight access, ventilation and views with minimal overshadowing and

loss of light on neighbouring properties or the development itself. Please refer to

the Daylight and Sunlight assessment prepared by OCSC Consulting Engineers.

• Appropriate and reasonable regard should be taken of quantitative

performance approaches to daylight provision outlined in guides like the

Building Research Establishment’s ‘Site Layout Planning for Daylight and Sunlight’

(2nd Edition) or BS 8206-2: 2008 – ‘Lighting for Buildings – Part 2: Code of Practice

for Daylighting’.

The accompanying Daylight and Sunlight assessment by OCSC Consulting

Engineers assesses the apartment units within the development and concludes

that for all habitable rooms the daylight levels are acceptable.

• Where a proposal may not be able to fully meet all the requirements of the

daylight provisions above, this must be clearly identified and a rationale for any

alternative, compensatory design solutions must be set out, in respect of which

the planning authority or An Bord Pleanála should apply their discretion, having

regard to local factors including specific site constraints and the balancing of

that assessment against the desirability of achieving wider planning objectives.

Such objectives might include securing comprehensive urban regeneration and

or an effective urban design and streetscape solution.

Not applicable in this instance.


46

Conclusion

In conclusion the above assessment under SPPR3 finds that proposed

development meets each of the relevant criteria for building height at this

location and we invite the Board as the relevant planning authority to agree with

same.

Section 3.4 of the Guidelines deals with ‘Building height in suburban/edge

locations (City and Town)’ and notes that “newer housing developments outside

city and town centres and inner suburbs, i.e. the suburban edges of towns and

cities, typically now include town-houses (2-3 storeys), duplexes (3-4 storeys) and

apartments (4 storeys upwards). Such developments deliver medium densities,

in the range of 35-50 dwellings per hectare net. Such developments also address

the need for more 1 and 2 bedroom units in line with wider demographic and

household formation trends, while at the same time providing for the larger 3, 4

or more bedroom homes across a variety of building typology and tenure

options, enabling households to meet changing accommodation requirements

over longer periods of time without necessitating relocation” – emphasis added.

Section 3.6 therefore, goes on to state that “Development should include an

effective mix of 2, 3 and 4-storey development which integrates well into existing

and historical neighbourhoods and 4 storeys or more can be accommodated

alongside existing larger buildings, trees and parkland, river/sea frontage or

along wider streets” – emphasis added.

It is submitted that the proposed development meets this mix requirement - 2, 3,

5 and 6 storey (with setback) development with a range of different house types

provided.


47

5.6 National Transport Authority: Transport Strategy for the Greater Dublin Area 2016-

2035

The Transport Strategy places a strong emphasis on the need to promote

sustainable travel patterns in relation to schools:

The zoning and development of land needs to be carried out in a manner which

promotes walking, cycling and public transport for all trips and reduces the need

for commuting by private car, particularly zoning for schools and large

workplaces (s.3.6 – emphasis added.).

The proposed development will be in close proximity to primary and post primary

schools and will encourage walking and cycling to schools. There is also a high

frequency of public transport in the vicinity which would facilitate to schools at

a further distance within the town.

The Transport Strategy also notes that a DART service will be provided to

Hazelhatch in Celbridge and Maynooth, via Leixlip, as part of the DART

Expansion Programme. Therefore, residents will have the option of cycling to

enhanced train services in Leixlip or availing of the shuttle bus service to

Hazelhatch.


48

Fig No.22 National Transport 2035 Overall Metropolitan Heavy and Light Rail Network

adapted to show location of subject lands (white star symbol).

5.7 Childcare Facilities Guidelines for Planning Authorities June, 2001

Section 2.4 of the Guidelines deals with ‘Appropriate Locations for Childcare

Facilities’ and note that for New communities/Larger new housing

developments, planning authorities should require the provision of at least one

childcare facility for new housing areas unless there are significant reasons to the

contrary for example, development consisting of single bed apartments or

where there are adequate childcare facilities in adjoining developments. For

new housing areas, an average of one childcare facility for each 75 dwellings

would be appropriate. This section goes on to state that authorities could

consider requiring the provision of “larger units catering for up to 30/40 children

in areas of major residential development on the basis that such a large facility

might be able to offer a variety of services – sessional/drop in/after-school, etc.”.

Section 3.3.1 notes that in relation to new housing areas, a standard of one

childcare facility providing for a minimum 20 childcare places per approximately

Site


49

75 dwellings may be appropriate depending on established childcare facilities

and the number of one-bed units being proposed.

It is submitted to the Board that there are a large number of established

childcare facilities within convenient walking distance of the subject site – see

diagram below. It is also important to note that the Celbridge LAP 2017-23

recommends childcare provision at a rate of 1 facility per 150 dwellings on

account of the healthy provision of existing childcare facilities in the area (this is

addressed in more detail in section 6.2.5 below).

The proposed development contains a total of 467 dwelling units. Using the

national average household size of 2.75 it is estimated that the proposed

development will yield a population of approximately 1,285 persons. The pre-

school cohort (aged 0-4) represents 7% of the overall population recorded in the

2016 Census. 7% of 1,285 (estimated population based on average household

size of 2.75 persons) equates to 89.89 (90) children of pre-school age. This

requirement is met by the proposed childcare facility which caters for 89

children.


50

Fig No.23 Location of established childcare facilities within walking distance of the

subject site (source: Pobal Childcare Services Mapping).

Site


51

5.8 Eastern & Midland Regional Assembly Regional Spatial & Economic Strategy,

2019 - 2031 (RSES)

The Regional Spatial and Economic Strategy (RSES) for the Eastern and Midland

Region was adopted on the 3rd May 2019 and came into effect on the 28th

June 2019.

Celbridge is located in the Eastern Strategic Planning Area under the RSES and

is identified as being within the Dublin Metropolitan Area. Under the RSES a Dublin

Metropolitan Area Strategic Plan (DMASP) has been prepared to manage the

sustainable and compact growth of Dublin. During the lifetime of the RSES the

population of the DMASP area is projected to increase by 16%, or 250,000

people. The following policy under the DMASP is considered relevant:

RPO 5.4: Future development of strategic residential development areas within

the Dublin Metropolitan area shall provide for higher densities and qualitative

standards as set out in the ‘Sustainable Residential Development in Urban Areas’,

‘Sustainable Urban Housing; Design Standards for New Apartments Guidelines’

and ‘Urban Development and Building Heights Guidelines for Planning

Authorities’ - emphasis added.

Celbridge is identified as a Self-Sustaining Town - towns that require contained

growth, focusing on driving investment in services, employment growth and

infrastructure whilst balancing housing delivery.

It is submitted that the proposed development is consistent with the RSES by

reason of the fact that will provide a high-density development of notable

qualitative standard in Celbridge and is consistent with the relevant national

planning guidelines.


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6.0 CONSISTENCY WITH DEVELOPMENT PLAN & LOCAL AREA

PLAN

6.1 Kildare County Development Plan 2017-23 (‘KCDP’)

The subject lands are located within the administrative area of Kildare County

Council and are therefore subject to the Kildare County Development Plan 2017-

23 (‘KCDP 2017-23’).

The KCDP 2017-23 notes that “in the 5 years between Census 2006 and Census

2011, Kildare experienced the 6th highest rate of population growth with an

increase of 13% (23,977 persons) on the 2006 population (186,335 persons)” (s.1.3

– emphasis added). A continued strong growth rate has occurred in County

Kildare between the Census 2011 and Census 2016 with a 5.6% population rate.

Section 4.1 notes that Kildare has “larger than average household size”

(emphasis added) and section 4.6 notes that the average household size is 2.94

persons6.

The KCDP 2017-23 identified one of the key challenges facing Kildare for the Plan

period to be “that of directing population growth to the main urban centres with

maximum growth focused on the Metropolitan towns of Maynooth, Celbridge,

Leixlip and Kilcock” (s.1.3 – emphasis added)

It is further stated that “Development within the Metropolitan Area which

includes the north east Kildare towns of Maynooth, Leixlip, Celbridge and

Kilcock, will be consolidated to achieve a more compact urban form, allowing

for the accommodation of a greater population than at present” (s.1.4.2).

6 Average household size for the country in 2016 Census is 2.75 persons, up from 2.73 in 2011 Census.


53

In relation to Public Transport Corridors the Plan seeks “to maximise the return on

transport investment” noting that “it is important that land use planning

underpins the efficiency of public transport services by sustainable settlement

patterns – including appropriate densities – on lands within existing or planned

transport corridors”. In this regard “Walking distances from public transport

nodes (e.g. stations /bus stops) shall be used in defining such corridors within

local area plans. Higher densities shall be determined on a site by site basis for

sites within 500 metres walking distance of a bus stop” (s. 5.8 – emphasis added)

The Plan notes that 16% of commuters walk or cycle to work, school or college.

This latter figure is well below the regional average of 22%. The Plan therefore

specifically encourages walking and cycling to school and seeks to reduce

traffic congestion associated with school traffic in the preparation of LAPs.

Apartments

The KCDP 2017-23 notes that the “provision of apartment schemes shall only be

considered in appropriate locations, at a suitable scale and extent. Primarily this

will be in town centre locations and proximate to public transport” (s.17.4.6 –

emphasis added). The location of the subject site adjacent to a public transport

corridor (buses) accords with this requirement.

6.1.2 Residential Density

The proposed net density of 43.46 units per hectare accords with Table 4.2 in the

County Development Plan which provides for a density range of 35-50 units per

hectare on ‘Outer Suburban / Greenfield’ sites in Large Towns.


54

6.1.3 Statement of Housing Mix

As the scheme exceeds 50 units a Statement of Housing Mix is required under

Policy HSO 8. Policy HSO 8 seeks to ensure that an appropriate mix of housing

types and sizes is provided in each residential development.

The following represents the Statement of Housing Mix:

The proposed development provides for a total of 467 dwellings ranging from 1

bed dwellings to 5 bed dwellings.

Unit mix percentage breakdown:

Table 6 Proposed Housing Mix

Unit Type Number Proposed Percentage Mix

1 bed units 18 (3.85%)

2 bed units 210 (44.97%)

3 bed units 127 (27.19%)

4 bed units 92 (19.70%)

5 bed units 20 (4.28%)

This mix equates to a breakdown of 48.82% smaller units (1 and 2 beds) with

51.18% (3+ beds).

It is submitted that the large number of small units (228 units) will represent a

significant addition to Celbridge which is dominated by 3 and 4 bed housing

units, and will increase the choice for younger persons looking for starter homes

or to rent, and for persons looking to down-size in their local community.

The large units (3 beds+) will cater for the strong demand in Celbridge for family

sized homes. As noted in the KCDP 2017-23, County Kildare has larger than

average household size and the average household size is 2.94 persons.


55

It is submitted that the mix of dwelling units proposed will cater for a wide range

of household types.

6.1.4 Social Infrastructure Assessment

Policy CO 2 seeks a Social Infrastructure Assessment (SIA) for all residential

schemes on zoned land. Please refer to the SIA prepared by David Mulcahy

Planning Consultants Ltd submitted with the application.

6.1.5 Part V

Policy HSO 2 seeks to apply a 10% social housing requirement, pursuant to Part

V of the Planning and Development Act 2000 (as amended) to all sites that are

zoned solely for residential use, or for a mixture of residential and other uses.

Discussions have taken place with Kildare County Council Housing Section and

an agreement has been reached to transfer 10% completed units to the Council.

A letter from Kildare County Council Housing Section is included with the

application. Please refer to the site layout plan prepared by Scott Tallon Walker

Architects which outlines the location of the Part V units in a pepper-potted

fashion throughout the scheme. House types for each of the Part V units are also

provided, along with costings.

6.1.6 Design Statement

Policy HCO 4 seeks to require the submission of a design statement with planning

applications that incorporate 10 or more residential units.

A detailed Architects Design Statement prepared by Scott Tallon Walker

Architects is enclosed with the application. Note, this design statement also

includes the Architects Report addressing facia treatments, materials and finishes

as requested by An Bord Pleanála in the tripartite meeting.


56

6.1.7 Removal of Hedgerows

Policy NH 1 of the CDP seeks to “facilitate, maintain and enhance as far as is

practicable the natural heritage and amenity of the county by seeking to

encourage the preservation and retention of woodlands, hedgerows,

stonewalls, rivers, streams and wetlands. Where the removal of such features is

unavoidable, appropriate measures to replace like with like should be

considered, subject to safety considerations” - emphasis added.

The hedgerows along the western, and eastern7 boundaries will be retained as

part of the proposed development, along with the thicket to the south8; only the

central hedgerow boundaries will be removed.

The Arboricultural Impact Assessment prepared by The Tree File Ltd concluded

that the hedgerows with the centre of the site (i.e. those dividing the fields) are

of poor quality and can be removed. It notes that replacement planting within

the proposed landscape plan will compensate for same.

In addition, the EIAR Biodiversity assessment carried out by Mr. Roger Goodwillie

found that the “The lands in question do not have significant [natural] heritage

interest; they contain common and expected species of wildlife for an

agricultural area … The southern drainage ditch and western hedge support

most of the biodiversity owing to their more complex physical structure (trees

etc)” – emphasis added. The report notes that “The growth of gardens within

the estate and the landscaping of open spaces will do something to maintain

some bird and insect populations though not in their current diversity” however,

“The more interesting areas for biodiversity on the site will be maintained”.

7 Southern portion of eastern boundary. 8 To be improved as per landscape proposals.


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Replacement planting will be provided in the form of new native deciduous tree

planting throughout the scheme. Refer to the landscape plan and drawings

prepared by Kevin Fitzpatrick Landscape Architects for details.

6.1.8 Biodiversity

The following KCDP Policies are deemed relevant:

GI 19 Require the submission of an Ecological Impact Assessment where

deemed necessary by the planning authority (and where necessary an

Appropriate Assessment in relation to Natura 2000 sites) including bat and otter

surveys for developments along river, stream and canal corridors.

Please refer to the Biodiversity chapter of the EIAR which assesses the impact of

the proposed development.

GI 23 Contribute towards the protection of rivers, streams and other water

courses and, wherever possible, maintain them in an open state capable of

providing suitable habitats for fauna and flora while discouraging culverting or

realignment.

The approach adopted is to leave the Kilwoghan Stream in its current natural

state. No works are proposed to the stream.

GI 24 Consult, as appropriate, with Inland Fisheries Ireland in relation to any

development that could potentially impact on the aquatic ecosystems and

associated riparian habitats.

A copy of this application has been submitted to Inland Fisheries Ireland.


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GI 20 Maintain a biodiversity zone of not less than 10 metres from the top of the

bank of all watercourses in the county, with the full extent of the protection zone

to be determined on a case by case basis by the Council, based on site specific

characteristics and sensitivities.

A biodiversity zone of 10m has been provided for north of the stream. Please

refer to drawing no.101 prepared by Kevin Fitzpatrick Landscape Architects

which shows the extent of this 10m zone. The only works within this zone are a

pedestrian/cycle route. Some landscaping is proposed within this zone however

this only consists of retaining and enhancing existing vegetation, along with

riparian planting.

WC 8 Contribute towards the protection of waterbodies and watercourses,

including rivers, streams, associated undeveloped riparian strips, wetlands and

natural floodplains, from inappropriate development. This will include buffers free

of development in riverine and wetland areas, as appropriate.

See response above.

6.1.9 Childcare

Section 17.5 deals with Childcare Facilities. It notes that all childcare facilities

shall be provided in accordance with the Childcare Facilities: Guidelines for

Planning Authorities (DEHLG). In particular the following should be noted:

“One childcare facility is generally required to cater for 20 places in

developments of 75 houses, including local authority and social housing

schemes, in accordance with DEHLG Guidelines”. It is further noted that:-

“This standard may be varied depending on local circumstances. The Council

will consult with the Kildare County Childcare Committee in this regard”. –

emphasis added


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6.1.10 Development Management Standards

The relevant development management standards which apply to new

residential development are addressed below.

Site coverage

The site coverage of the proposed development at 19.3% is below the 50%

maximum for residential development specified in the CDP (s.17.2.2) and reflects

the generous public and private open space provision within the scheme.

Plot Ratio

The plot ratio of 0.43 (based on site area of 12.68Ha which excludes the

proposed works on Kildare County Council lands) is below the 0.5 limit for outer

suburban sites in close proximity to public transport (s.17.2.3).

Public Open Space

The CDP requires a minimum of 15% public open space for residential

development on greenfield lands (s.17.4.7). A total of 1.933Ha of public open

space is provided within the residential zoned lands. This figure equates to 17.99%

of the site (residential zoned lands only) and therefore comfortably exceeds the

minimum.

When taken in conjunction with the additional 1.935 hectares of public open

space at the north end of the site, the amount of public open space that will be

available to residents will be considerable by any reasonable measurement.

From a qualitative perspective all the open space is conveniently located to the

proposed dwellings and is overlooked. A combination of passive and

recreational spaces is provided.


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House Size & Storage (including Duplexes)

The minimum house size and storage area are all met – see tables below and

Schedule of Accommodation prepared by Scott Tallon Walker Architects.

Table No.7 Minimum House Floor Area

House Type KCDP Size Min. Requirement (sq.m) Min. Provided (sq.m)

3 bed 100 106

4 bed 110 149.5

5 bed 110 163

Table No.8 Minimum Storage Area

House Type KCDP Min. Storage (sq.m) Min. Provided (sq.m)

3 bed 9 9

4 bed 10 10.1

5 bed 10 10

Private Open Space (Including Duplexes)

The minimum private open space requirement for all house types is met – see

tables below along with Architects Design Statement and Accommodation

Schedule prepared by Scott Tallon Walker Architects.

Table No.9 Minimum Private Open Space Provision

House Type KCDP Requirement (sq.m) Min. Provided (sq.m)

1 bed 48 48

2 bed 55 55

3 bed 60 60

4 bed 75 75

5 bed 75 75

*Note the majority of private open space provision is well in excess of the minimum –

refer to site layout prepared by Scott Tallon Walker Architects.


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Car Parking

Table 17.9 of the KCDP 2017-23 requires a minimum of 2 no. spaces per unit for

houses and 1.5 spaces per unit + 1 visitor space per 4 apartments for

apartments.

Please refer to the Car Parking Schedule prepared by Scott Tallon Walker

Architects enclosed with Architects Design Statement.

Table No.10 Compliance with KDCP Minimum Residential Parking Standards

Houses Duplexes Apartments Total

No. of units Proposed 199 52 216 467

KDCP Requirement 398 91 378 867

Proposed car parking 398 63* 238** 699

Shortfall 0 28 140 168

*52 + 11 visitor

**216 + 22 visitor

This shortfall on KCDP minimum requirements is considered to be acceptable

having regard to the fact that the car parking for the apartments and duplexes

is consistent with the Sustainable Urban Housing: Design Standards for New

Apartments Guidelines for Planning Authorities, 2018 – as addressed in section

5.4 above.

10 no. car park spaces have been provided to serve the commercial element

of the scheme in Block D i.e. the childcare facility, shop, gym and café. As

noted in table No.11 below this is a shortfall based on KCDP requirements.


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Table No.11 KCDP Commercial use car parking requirements

Use GFA (sq.m) KCDP Req. Spaces Req.

Childcare Facility

(89 children)

776 0.5 per staff + 1

per 4 children

23 + 5 staff spaces

(28)

Gym (private) 320 1:15sq.m 0*

Café 123 1:10sq.m 12

Retail unit 119 1:20sq.m 6

Total 46

*The proposed gym is private to residents of the proposed development who can all

walk or cycle and therefore will not generate any car parking demand.

We would strongly argue that 10 no. car park spaces is sufficient having regard

to the fact that the proposed commercial uses are within convenient walking

and cycling distance from all dwelling units in the proposed development who

are expected to be the primary users of the proposed commercial uses (note

the gym is for private use of the residents only and will not attract any visitors).

The proposed car parking is primarily needed to serve staff and visitors to the

development. However, in this regard, it is reasonable to expect that staff are

likely to be residents of the scheme and staff car parking demand is likely to be

very low. Visitors are also expected to be low as there are ample local shops

and cafes elsewhere in Celbridge, including ‘Applegreen’ in the M4 business

park close by. Where travel is necessary for visitors and/or staff they can avail

of high-quality public transport and cycle access to the site.

We note that the car parking arrangement for these 10 no. spaces is provided

in the form of a dedicated drop-off loop to facilitate parents dropping off or

collecting children in order to facilitate efficient traffic circulation. Again, most

parents are likely to live in the scheme and will walk or cycle to the childcare

facility so demand is expected to be low.


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Cycle Parking

Table 17.10 of the CDP deals with Cycle Parking Standards and notes that

Apartments require 1 space per unit + 1 visitor space per 2 units. A total of 216

apartments are provided which gives rise to a need for 216 + 108 visitor spaces

- a total of 324 cycle spaces. A total of 574 cycle spaces are provided at

basement level for the apartments. There is no KCDP requirement for houses.

In relation to the commercial uses in Block D Table 17.10 requires a total of 23

cycle spaces. It is proposed to provide a total of 23 cycle spaces.

Table No.12 KCDP Commercial use cycle parking requirements

Use GFA (sq.m) KCDP Req. Space Req.

Childcare Facility (89

children)

776 1 per 5 staff

1 per 10 children

10

Gym 320 1:50sq.m 6

Café 123 1:30sq.m 4

Retail unit 119 1:40sq.m 3

Total 23

6.2 Proposed Variation (No.1) to the Kildare County Development Plan 2017-23

On the 9th January 2020 Kildare County Council issued a public notice that it

proposes to make a variation to the Kildare County Development Plan 2017–

2023. The stated purpose of the respond to the recent changes in national and

regional policy, namely the publication of Project Ireland 2040: National

Planning Framework (NPF), The Implementation Roadmap for the National

Planning Framework and the Eastern and Midland Regional Assembly (EMRA)

Regional Spatial and Economic Strategy (RSES).


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The proposed variation comprises of the following:

• The integration of the changes in national and regional policy into the

Kildare County Development Plan 2017-2023;

• Integration of the Transitional Population Projections contained in the NPF

Implementation Roadmap and;

• Revisions to the overall county Settlement Hierarchy;

Celbridge is identified as a Tier 3 Self-Sustaining Town as per the RSES.

The key element of the proposed variation to the current Kildare County

Development Plan from a housing perspective is the reduction in the population

target projection for Kildare to the end of the Plan period from 253,600 under the

current plan to 238,993, and the knock-on implications for housing allocation

from 32,497 units by 2023 to 6,023 unit. The housing target for Celbridge by 2023

is 603 units (table 3.3). It is noted however that table 3.3 also states that the NPF

2026 housing target units for Celbridge is 1,406 and it is considered that the

proposed development is acceptable in this context - as was confirmed Ms.

Louise Murphy of Kildare County Council in the pre-planning meeting on 11th

February 2020.

We note that 73 submissions have been made in respect of this variation so there

are likely to be material amendments and it will not be adopted until summer

time this year.


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6.3 Celbridge Local Area Plan 2017-23 (‘CLAP’)

6.3.1 Zoning Objectives

The subject lands are primarily zoned ‘C’ (New Residential) with 1.935Ha of lands

to the north of the site zoned ‘F’ (Open Space /Amenity).

The zoning objective for ‘C’ zoned lands is ‘To provide for new residential

development’. The proposed development involves 467 residential dwellings,

childcare facility, gym, café and local shop along with associated open space,

roads, paths, cycle lanes etc within the ‘C’ zoned lands. Dwellings and childcare

facility are permitted in principle under the New Residential zoning objective.

Shop and gym are open for consideration uses. A café is not referenced in the

land use zoning matrix but a restaurant, which is the most comparable use, is

open for consideration.

The zoning objective for ‘F’ zoned lands is ‘To protect and provide for open

space, amenity and recreation’. A park is a permissible use under the zoning

objective.


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Fig No.24 Extract from Celbridge LAP 2017-23 showing subject lands to be zoned ‘C’

(New Residential) and ‘F’ (Open Space/Amenity).

6.3.2 Key Development Area

The subject lands are identified as part of one of the 5 Key Development Areas

in Celbridge - KDA4 – 21.9 hectares. KDA4 is comprised of the subject lands on

the west side of the Maynooth Road and the New Residential zoned lands on

the east side of the Maynooth Road.

Policy CSO1.2 seeks To support new residential development in Key

Development Areas (KDAs) in tandem with the delivery of supporting physical

and social infrastructure.

Neighbourhood

Centre

Employment

School

Site


67

See section 6.2.7 below for further details.

6.3.3 Residential Density

Table 4.1 of the LAP shows the estimated density for KDA4 lands to be 600 units

based on 30 units per hectare within 21.9 hectares.

Section 12.2.4 states that lands in KDA4 will accommodate medium to low-

density residential development in the order of 25 units per hectare. However,

where the quality of the design and layout is particularly high, a maximum density

of 30 units per hectare may be achievable.

The net residential density for the proposed development is 43.46 units per

hectare. The density exceeds the density limit stipulated in the CLAP 2017-23,

although we highlight that the CLAP 2017-23 itself states that where conflict exists

between the CLAP and the KCDP, the KCDP will take precedence.

“This LAP outlines specific policies and objectives of the Council with regard to

developing Celbridge. The overarching policies and objectives of the Kildare

County Development Plan also apply, specifically the Development

Management Standards set out in Chapter 17. Where conflict exists between the

LAP and the CDP, the CDP will take precedence.” - s.13.2 emphasis added.

The proposed residential density is consistent with the KCDP and therefore we do

not consider that a material contravention occurs. Nonetheless, in the event that

the Board disagree, we have provided a Material Contravention Statement

below.


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Material Contravention Statement

The proposed residential density of 43.46 units per hectare is not consistent with

the ‘maximum’ density of 30 units per hectare for the subject lands under Section

12.2.4 of the CLAP.

Under Section 5(6), the Planning and Development (Housing) and Residential

Tenancies Act, 2016, the Board may grant planning permission for a proposed

development that is considered to materially contravene the Development Plan,

other than in relation to zoning, having regard to the requirements of Section

37(2)(b) of the Planning and Development Act, 2000, as amended. The

requirements of section 37(2)(b) of the Act of 2000 are as follows;

(i) the proposed development is of strategic or national importance,

(ii) there are conflicting objectives in the development plan, or the objectives

are not clearly stated, insofar as the proposed development is

concerned, or

(iii) permission for the proposed development should be granted having

regard to regional spatial and economic strategy for the area, guidelines

under section 28, policy directives under section 29, the statutory

obligations of any local authority in the area, and any relevant policy of

the Government, the Minister or any Minister of the Government, or

(iv) permission for the proposed development should be granted having

regard to the pattern of development, and permissions granted, in the

area since the making of the development plan.

We submit that Board can grant permission as follows:

Subjection (i) The proposed development comes within the definition for

‘Strategic Housing Development’ under the Acts on the basis that the proposed

development exceeds 100 no. units and is located on zoned residential land.

Furthermore, the proposed development of 467 no. units in the Metropolitan

Town of Celbridge is of strategic importance in terms of securing appropriately


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designed compact residential development on zoned and serviced lands, being

located immediately adjacent to a bus route (number 67 Dublin Bus) and

helping to avoid further urban sprawl.

Subsection (ii) as there are conflicting objectives in the development plan and

the Celbridge LAP.

6.3.4 Demographics

The LAP notes that “Households in Celbridge have an occupancy rate of two to

four persons predominantly, reflecting the high proportion of young families and

is typical of the county average in 2016” (Pg.24) and “Residential development

in Celbridge predominantly comprises medium detached houses” (pg.25).

The proposed development provides for 1-5 bed dwelling units and therefore will

cater for a wide range of household sizes. The predominant house type is 2 bed

dwellings (44.97%), with 3 bed dwellings (27.19%) and 4 bed dwellings (19.70%)

being the other dominant house types. It is submitted that this mix will cater for

the 2- 4 bed demand for housing in Celbridge.

6.3.5 Residential Density, Mix and Design

The LAP notes that “The housing allocation for Celbridge is based on an average

density of 30 (approx.) units per hectare … The need for smaller housing units

and apartments should be considered within each of the Key Development

Areas to contribute to the achievement of an appropriate housing mix and to

address an emerging demand for smaller units” (s.6.2.2).

A significant number of smaller units are proposed within the scheme (18 no. one

beds (3.85%) and 210 two beds (44.97%).


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Policy RD 2 ‐ Residential Density, Mix and Design

The LAP also notes that “It is the policy of the Council to require that all new

residential development provides for a sustainable mix of house types, sizes and

tenures and that new development complements the existing residential mix”.

The varied mix of units provided has been addressed above (see section s.6.1.3).

It is an objective of the Council:

RDO2.1: To require all new residential developments meet the (relevant national)

standards and guidance.

RDO2.2: To ensure that a good mix of housing types and sizes is provided in each

Key Development Area to meet the future needs of the population of Celbridge.

RDO2.3: To require the submission of a Design Statement and Housing Mix

Statement with applications for residential development in accordance with the

provisions of the County Development Plan.

RDO2.4: To apply a 10% social housing requirement, pursuant to Part V of the

Planning and Development Act 2000 (as amended) to all sites that are zoned

solely for residential use or for a mixture of residential and other uses (save where

the development is exempt from the provisions of Part V).

All these objectives have been met as demonstrated above in this report.

Early Childcare and Education (s.6.3.2)

The CLAP 2017-23 states that “ a rate of 20 childcare spaces per 150 dwellings

represents an adequate level of provision in conjunction with new housing

development and “Planning applications for housing within Key Development

Areas (KDA’s) will be required to outline proposals to meet childcare

requirements on a pro‐rata basis in accordance with the phasing strategy set out

in Chapter 13 of the LAP. To ensure the optimal outcome it is considered that the

pro‐rata provision be provided at an onsite or off‐site location that is proximate

to the site” - emphasis added.


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COMO1.2 To require the provision of childcare spaces in the Key Development

Areas, in accordance with the phasing requirements set out in Chapter 13.

20 childcare spaces per 150 dwellings equates to a total demand for 62.26

childcare spaces. It is proposed to provide a childcare facility accommodating

89 no. children which meets this demand. The issue of phasing in respect of

childcare spaces is addressed below.

6.3.6 Community & Recreational Facilities

COMO2.2: To ensure that adequate and safe amenity and recreational open

spaces are available for all groups of the population at a convenient distance

from their homes and places of work.

It is submitted that the future residents will have the benefit of generous public

open space provision within the residential zoned lands (1.933Ha), along with the

1.935 hectare park to the north which forms part of the overall site. The site is also

within convenient walking distance of the entrance to the demesne lands in

Castletown House, which are open to the public.

6.3.7 Council Design Brief

Design briefs have been prepared to guide development in Key Development

Areas 2, 3, 4 and 5 (the subject lands are identified as KDA 4). These design briefs

set out broad parameters for the future development of these areas. The briefs

are based on an appraisal of each area in relation to its urban and landscape

setting. While principal access points and connections, key building frontages

and public spaces should generally be regarded as fixed requirements, a

degree of flexibility can apply. For example, access points from the main road

network and key connections within the KDA will be required but the actual

position of each connection could be altered subject to appropriate traffic

safety considerations. Key building frontages may be varied where it is


72

demonstrated that there is a strong urban design rationale and that passive

supervision of public spaces is not compromised – emphasis added.

Fig No.25 Design Concept for KDA 4 Crodaun.

The Design Concept show provision for:

• New vehicular entrance from public road to east

• Centrally located public open space

• Open space to the south and eastern perimeter

• North-South pedestrian/cycle links

• East-West pedestrian/cycle link along the south of the residential zoned lands

• A new link road from roundabout

• Use of perimeter blocks

• Fronting housing onto public road to east

Full details of compliance with KDA4 are provided below.


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The Celbridge LAP identifies the subject lands as part of Key Development Area

No. 4 Crodaun. The stated ‘Vision’ is “a residential area and public park that

consolidates development to the north of the town and presents a landscaped

edge to the Maynooth Road”.

The proposed development will deliver a housing development and a public

park. A landscaped edge is provided to the east of the proposed apartment

blocks.

Connectivity/ Movement

The primary means of vehicular access to this KDA will be off the Maynooth Road.

New streets and spaces should provide for a cycle and pedestrian friendly

environment with connections to the Maynooth Road and Kilwogan Lane. A

permeable and integrated street network shall be a key requirement of

development proposals.

There are two vehicular entrances proposed, both from the Maynooth Road to

the east of the site, which accords with DMURS in terms of increasing

permeability. This represents a deviation from the Celbridge LAP which shows

one vehicular entrance of the Maynooth Road and one off the new link road

from the roundabout junction. However, the Council have confirmed that the

link road to the north, off the roundabout junction, no longer forms part of the

Celbridge LAP 2017-23.

The proposed layout is based on the perimeter block layout and involves a

permeable network of streets and spaces as required.

Provision has been made to potentially extend two of the internal roads to

facilitate future development to the west of the site at a future date. These areas

will be taken in charge by the Council as part of the open space area and can

be used to facilitate a potential connection to these lands at a future date. It is

highlighted that these areas extend fully to the western boundary of the site. It is


74

submitted that this approach is more appropriate than extending the roads to

the edge of the site as they would disrupt the open space and the pedestrian

route it contains. The lands to the west are not zoned for any development at

present and it could be some time before any development occurs on these

lands. In the meantime, the residents of the proposed development will have the

benefit of open space. Any purchaser of a dwelling in the scheme will be aware

from the planning drawings that provision has been made to facilitate 2 no.

potential connections to the adjoining lands to the west.

A cycle and pedestrian network are provided linking the park at the north end

of the scheme to the stream at the southern end of the site. There is also east-

west pedestrian permeability.

It is not possible to provide pedestrian/cycleway connections to the Kilwogan

Lane on the south side of the stream as the applicant’s ownership only extends

as far as the stream. There is a relatively narrow strip of lands between the stream

and Kilwogan Lane in third party ownership.

Any such, pedestrian connections would require the provision of a new bridge

but this is outside the applicant’s control. The applicant has shown a location

where pedestrian bridge could be provided over the stream to facilitate access

to a future footpath on Kilwogan lane if this were to be delivered by others in the

future.

It is highlighted however that there is a proposed east-west pedestrian/cycle

route along the southern boundary of the proposed development which will

connect with the existing footpath at the south east corner of the site. It is

submitted that this meets the objective to provide a pedestrian/cycle route to

the south of the site. It also preserves the dense thicket of planting to the south

side of the stream and the hedgerow which is considered a positive in terms of

maintaining the biodiversity in this area.


75

There is an existing raised table ramp pedestrian crossing at this point across

Kilwogan Lane to the footpath on the south side of Kilwogan Lane. This will

facilitate pedestrian connectivity back into the town. There are also existing

pedestrian crossings to the east of the site and to the north-east providing safe

access to the footpath/cycle network on the opposite side of the Maynooth

Road.

Built Form

The development of this KDA should reflect the established pattern of

development in the area and should protect the amenity of adjoining residential

estates. A mix of housing types that range from two to three storeys in height is

encouraged. Landmark / feature buildings should be provided along prominent

routes and at key junctions to provide for variety and legibility in the urban

environment and to reinforce a hierarchy of streets and spaces. This site will

accommodate medium to low-density residential development in the order of

25 units per hectare. However, where the quality of the design and layout is

particularly high, a maximum density of 30 units per hectare may be achievable.

The established pattern of development in the area is relatively low density

suburban dwellings based on cul-de-sac layouts and is considered to be

unsustainable. The proposed housing element of the proposed layout is based

on the perimeter block layout and seeks to depart from the cul-de-sac layouts

that exist in the area as promoted under DMURS.

The Kilwogan Lane and narrow strip of land north of same separates the subject

lands from the established residential development to the south. There will be a

significant distance from the proposed apartments and the two-storey

apartments to the south and thus the potential for impact on residential amenity

is avoided. The very fact that the established residential development is south of

the proposed development means that shadow impact will not be a material

issue.


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A mix of dwelling types are provided including different types of houses and

apartments. The houses include terrace, semi-detached and detached units.

A hierarchy of streets and open spaces is provided for – refer to the Architects

Design Statement for details.

The proposed apartments to the northeast and south-east corner of the

development will form landmark/feature buildings at these prominent locations.

The issue of density has been addressed in detail above. The higher density

proposed for the site is considered to be a more sustainable form of

development and in line with national planning guidelines.

Landscape and Spaces

New residential areas at Crodaun should comprise a hierarchy of open spaces.

Larger open spaces should provide a focus for the developments on both sides

of the road with smaller areas of open space being utilised to provide a

landscape buffer to the Maynooth Road and incidental open spaces within the

site. There is a hierarchy of open space provided.

A hierarchy of open spaces is provided with the ‘F’ zoned lands to the north at

the top of the hierarchy, followed by the central areas of open space and the

generous open spaces around the perimeter of the site (all in excess of 10

metres) with the remaining incidental open space at the bottom of the

hierarchy.

Existing landscape features such as tree lines should be integrated into open

spaces. Open space networks that incorporate pedestrian and cycle routes,

provide for passive and active recreation, promote ecology and integrate

Sustainable Urban Drainage Systems are promoted.


77

The key natural features of the subject lands are the existing trees/hedgerows

along the perimeter and centre of the site and the stream to the south. All

trees/hedgerows will be retained around the perimeter (apart from where new

pedestrian routes are provided) and the open stream will also be retained. The

central hedgerows will be cleared but significant replacement planting will be

provided within the areas of public open space.

Pedestrian and cycle routes are provided through the areas of public open

space.

6.3.8 Flood Risk

The flood risk assessment diagram in the CLAP 2017-23 does not show any

flooding associated with the stream to the south of the site. The site is not located

in an area where a site-specific flood risk assessment is required. However, for

the sake of completeness and to avoid any doubt please refer to the site-

specific Flood Risk Assessment prepared by GDCL Consulting Engineers. This

report concludes that there is no material flood risk in respect of the proposed

development or down-stream.

Fig No.26 Extract from Celbridge LAP Strategic Flood Risk Assessment Map, Map No.9.1.

No site-specific flood risk assessment is required.

Site


78

6.3.9 Transportation

Transport and Movement Map (Map 8.1) shows a New Pedestrian / Cycle

Objective along Kilwogan Lane to the south of the site, beyond the stream and

adjoining third party lands. The delivery of this pedestrian/cycle route is outside

the control of the applicant as the lands to the south side of Kilwoghan Stream

are owned by a third party. Notwithstanding that the delivery of this objective is

outside the applicants control we highlight that a new east-west

pedestrian/cycle route is proposed along the north of the stream within the site

Fig No.27 Extract from Celbridge LAP Transportation and Movement Map, Map No.8.1

showing objective for new pedestrian/cycle route along Kilwogan Lane.

The LAP also notes that “All planning applications for development within KDA’s

shall be accompanied by a detailed Traffic Impact Assessment”. A

Transportation Assessment Report has been prepared by NRB Consulting

Engineers which includes traffic impact assessment.

Site


79

6.3.10 Cultural Heritage

Subject Site

A review of the Celbridge LAP confirms there are no known constraints

associated with the subject lands in respect of:

• Archaeology

• Built Heritage

• Natural Heritage

In the Vicinity

Castletown House is identified in the Celbridge LAP as being “the most significant

building in the area and is of national and European importance” (s.10.3). The

house itself is a Protected Structure, along with many features in its expansive

associated demesne – Ref. B11-13.

Castletown House is located approximately 1.22km from the site at its closest

point (south-east corner). Between the site and Castletown House there is an

established residential housing estate characterised by two storey dwellings

(Crodaun Forest Park) and a notably large area of dense mature tree planting

within the demense. Please refer to Landscape and Visual Impact Assessment

of the EIAR prepared by Kevin Fitzpatrick Landscape Consultants which

demonstrates that there is no view of the proposed development from the rear

of Castletown House.


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Fig No.28 Aerial photograph showing the proximity of the subject site to Castletown

Demense House (c.1.22km).

Section 10.3.2 of the Celbridge LAP deals with scenic routes and protected views

and these are shown in Map No.10.1. ‘Views from within Castletown’, but none

of these views pass through or are in the immediate vicinity of the subject lands.

We refer the Council to the Cultural Heritage chapter in the EIAR prepared by

Dr. Charles Mount, archaeologist, which concludes that there are no items of

cultural heritage, monuments or buildings of heritage interest known from the

application area. There are no direct or indirect impacts on any known items of

cultural heritage, archaeology or buildings of heritage interest in the application

area or the vicinity.

Housing Estate

Tree Belt

Castletown House Site


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Fig No.29 Extract from Map 10.1 (Natural & Archaeological Heritage Map) showing views

to be preserved from Castletown (blue dotted lines).

6.3.10 Phasing

The LAP notes that “A statement of compliance with the phasing requirements

of the LAP shall be required with planning applications for new housing

development in the Key Development Areas and compliance will be governed

by condition of planning consent”.

Site


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The proposed development includes provision for a childcare facilityto the south-

east of the development. The facility has a gross floor area of 776sq.m and will

cater for 89 children.

The applicant undertakes to build this facility prior to the commencement of

dwelling no. 151 as required and invites a condition of planning to this effect. The

childcare facility is included in Phase 1 of the Phasing Strategy - see drawing No.

19080-SIT-PLAN-0009 prepared by Scott Tallon Walker Architects.

6.4 Summary of Planning Context

• The proposed development is considered to be wholly consistent with

national and regional planning guidelines.

• There is a need to increase the output of new houses on appropriately zoned

land under the National Framework Plan.

• National planning guidelines specifically identify outer suburban/greenfield

to achieved residential densities between 35-50 units per hectare.

• The town has been identified in the Kildare County Development Plan 2017-

23 for a higher growth rate along with other towns in the north east of the

county.

• The site forms part of a Key Development Area in the Celbridge LAP 2017-23.

• The proposed development accords with the zoning objectives for the

subject lands in the Celbridge LAP.

• The residential density proposed (43.46 units per hectare) materially

contravenes the density limit for the subject lands in the Celbridge LAP but,


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the LAP notes that the density standards in the Kildare County Development

Plan 2017-23 take precedent and the scheme is compliant with same.

• The proposed development broadly follows the Design Brief in the Celbridge

LAP 2017-23.


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7.0 CONCLUSION

This application is being made directly to An Bord Pleanála under Strategic

Housing Development legislation as it involves over 100 dwelling units – 467 in

total.

The site involves a large greenfield site on the northern periphery of Celbridge

town. The site is situated in close proximity to schools, an employment zone, a

neighbourhood centre and supermarkets. The site is very well served by public

transport with a bus stop to the east of the site providing bus access to the town

centre, Maynooth and to Dublin city. There is also an established shuttle bus

service to Hazelhatch Train station at Salesians School. There is an established

pedestrian and cycle network to the east of the site which provides access to

Celbridge town centre and thetrain station and Intel facility in Leixlip.

The proposed development involves 467 dwelling units, café, retail unit,

childcare facility and gym. It also involves the provision of a 2.068Ha landscaped

public park at the northern end. The proposed dwellings and childcare facility

are acceptable in principle under the New Residential zoning objective for the

lands, with the local shop, café (restaurant) and gym being open for

consideration.

The scheme has been designed to be consistent with ministerial planning

guidelines. It also accords with the policies and objective in the Kildare County

Development Plan 2017-23.

The proposed development departs from the density restriction in the Celbridge

LAP. We consider however that the departure is consistent with national

planning guidelines and represents a more sustainable use of lands which are

close to high quality public transport links.


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The scheme has been designed largely in accordance with the Design Concept

for KDA 4 in the Celbridge LAP 2017-23. Provision has been made for two

vehicular entrance/exit points on the Maynooth Road instead of one as per the

LAP in order to increase permeability and be consistent with DMURS. Additional

public open space along the western boundary of the site has also been

provided relative to that shown in the Design Concept, in order to protect the

mature hedgerow and trees.

The Celbridge LAP reveals that there are no constraints associated with the

subject lands. The Kilwoghan Stream to the south of the site will be left in its

natural state apart from improvements to the existing planting on the north side.

The proposed development will have the following benefits:

• Tying the isolated school and employment area at the roundabout junction

into the town.

• Intensive and sustainable use of currently underutilised lands which are zoned

for residential development.

• Provision of significant new housing opportunities on a site close to high

quality public transport links.

• Provision of a wide variety of house types, including apartments which are

scarce in Celbridge.

• Provision of new landscaped public park for residents and wider community

on lands which are currently in private use.

• Provision of a new gateway entrance into Celbridge from Junction 6 on the

M4.

• Introduction of high-quality architecture into the north side of the town.

• Provision of a significant amount of Part V units.

• Provision of a new shop and café which will serve the proposed development

and wider residential community in the area.


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• Provision of a childcare facility and gym which will serve the proposed

development (and potentially the wider community in the case of the

childcare facility).

• Enhancement of the lands on the north side of Kilwoghan Stream.

• Provision of a new walk route around the perimeter of the development

which will serve both residents and the wider community (dog walking,

running etc).

In conclusion, we consider that the proposed development is consistent with the

National Planning Framework, the Regional Eastern & Midland Regional

Assembly Regional Spatial & Economic Strategy, ministerial planning guidelines,

the Kildare County Development Plan 2017-23 and the Celbridge LAP 2017-23

and fully accords with the proper planning and sustainable development of the

area.

Signed:

David Mulcahy


CHARTERED PLANNING CONSULTANTS

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