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DESIGN & DESIGN & DESIGN & DESIGN & PLANNINGPLANNINGPLANNINGPLANNING CONSULTANTS CONSULTANTS CONSULTANTS CONSULTANTS ���� ARCHITECTURAL TECHNOLOGY ARCHITECTURAL TECHNOLOGY ARCHITECTURAL TECHNOLOGY ARCHITECTURAL TECHNOLOGY ���� ENERGY RATING ENERGY RATING ENERGY RATING ENERGY RATING
11a Greenmount House, Harold’s Cross, Dublin 6w Tel: + 353 1 453 0277 Fax: + 353 1 453 0280
Principal: John O’Connor Page | 1
Fingal County Development Plan 2017 – 2023
First Stage Submission (deadline 15th May 2015)
1. INTRODUCTION:
Fingal County Council is seeking submissions on the vision for strategic spatial
development and direction that should be included in the Fingal Development Plan
2017 – 2023 that is now under consideration. This submission on behalf of Sneem
Properties Ltd, 25 Merrion Square, Dublin 2 is in relation to ‘GE’ zoned Lands to the
south-west of Skerries Railway Station, Skerries, Co. Dublin, as illustrated on
attached drawing 11.105.FCC01.
Fingal County Council has invited submissions on the Development Plan and has
outlined in the strategic issues paper that it will be underpinned by the principles of
sustainable development, climate change adaptation, social inclusion and high quality
urban design. This submission is concerned with the principles for the appropriate
use of Masterplans and Local Area Plans within the hierarchy of planning policy, and is
discussed in particular in relation to these lands.
1. Executive Summary:
Submission in relation to strategic development of GE Zoned Lands
at Townparks to the south-west of Skerries Railway Station
1.1. It is proposed that the ‘LAP’ requirement be removed, and replaced with
the requirement for a MASTERPLAN in the Fingal Development Plan.
1.2. Due to the size and scale of these zoned lands, we suggest that the Local Area
Plan (LAP) requirement is not necessary, and is overly burdensome for the proper
and sustainable development of this small parcel of land, zoned ‘GE’ in the
Development Plan 2011 - 2017.
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11a Greenmount House, Harold’s Cross, Dublin 6w Tel: + 353 1 453 0277 Fax: + 353 1 453 0280
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1.3. The total area of these zoned lands is approximately 10.357 Ha./ 25.6Acres, but
with the application of the FEMFRAMS Report, only 5.61Ha./ 13.9 Acres are
deemed available for development.
1.4. Given the lengthy timescale and onerous staffing requirements that are required
for the preparation of a Local Area Plan, the Masterplan process would be a more
efficient and effective means to procure the future development and sustainable
use of these lands. The Local Area Plan system and process is clearly not fit for
purpose for such a small and clearly defined site.
1.5. A Masterplan would secure the strategic development of these lands in a timely
manner, and would address all of the relevant infrastructure, zoning, and specific
objective and development proposals. A Masterplan structure would allow a
holistic approach to the lands, and facilitate the planned and coordinated
development of the site, similar to an LAP but without the statutory procedures
and inordinate delays necessitated by the process.
1.6. An appropriate level of residential development should be allowed for on
this site as a specific objective.
1.7. Construction 2020 outlines clearly the necessity for development on strategically
advantageous zoned and serviced land, located in close proximity to key
infrastructure such as the railway station at Skerries. The replacement of the
LAP requirement for a Masterplan would assist in the expeditious procurement of
development on this site.
1.8. Skerries Railway Station is one of the key infrastructure and service benefits to
development at this site. It is proposed that a specific objective for a ‘park and
ride’ facility on these lands, connecting with the Skerries Railway Station should
be included. This would benefit both new and existing communities, and is in
keeping with green infrastructure and sustainable transport strategies of Fingal
County Council.
1.9. It should be noted that the owners of Sneem Properties, (Tower Homes and
Winsac Limited) have a demonstrable interest in Skerries, and a history of the
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successful delivery of projects at Skerries Rock, Kelly’s Bay and Barnageeragh
Cove dating back over 20 years.
2. Local Area Plans
The Planning Act of 2000 introduced, the concept of a hierarchy of planning policy,
placing Local Area Plans within the framework of higher-level plans (such as Regional
Planning Guidelines and City and County Development Plans). Local Area Plans provide
more detailed planning policies for areas where significant development and change is
anticipated, without having to prepare very detailed local planning policies and objectives
for many specific areas within City and County Development Plans.
We contend that the size and scale of the site, coupled with the current zonings and
specific objectives including the FEMFRAMS study, that sufficient site specific and
statutory guidance has already been outlined for this site and that a masterplan is a
more appropriate strategy to secure its future sustainable development. We believe that
the core strategies of the Development Plan can be upheld in the development of this site
in the context of a Masterplan, which would ensure that a holistic approach is taken by all
Stakeholders. The zoning and specific objectives of this site would remain in keeping with
the core strategies of the relevant development plan. A Masterplan would be informed by
these and therefore continue those visions and aspirations. Agreement of a Masterplan
with Fingal County Council would be a quicker and more efficient process than the
preparation of an LAP and will allow for the development of these lands in a more timely
manner. Having regard to the scarcity of development land in Skerries, to the overall
shortage of suitable employment and residential lands in the county and to the pressure
to satisfy the demand for sustainable development, the subject lands can be delivered
without delay whilst retaining and implementing the core strategies of the Development
Plan.
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3. Fingal Development Plan 2017 – 2023 – Strategic Issues
3.1. Settlement Strategy
Considering the key aspiration of the settlement strategy that the Plan’s ‘Core Strategy’
and ‘Housing Strategy’ set out how, and where, we plan to meet our housing targets, the
facility to develop services lands, zoned for a residential component and adjacent to key
public transport infrastructure is clear. Skerries is an established community, and with a
clear need for additional housing. It should be noted that under the current
Development Plan, 2011 – 2017, no additional lands in Skerries were designated for
residential development. The significant land banks that were zoned for new residential
development in Skerries at Hacketsown and Barnageeragh have now had planning
approvals for development, and despite the obstacles presented by the economic
downturn, are now progressing well. A Masterplan designation for these lands would
facilitate the delivery of the residential component of this site, alongside the employment
and tourism opportunities. As a town well serviced by water, drainage and transport
facilities including public transport, Skerries is an ideal candidate for planned, moderate
growth.
- Residential development at Hacketsown has now commenced for phase 1
(Ballygossan Park). It is expected that this first phase of 103 dwellings will take
approximately three years to complete.
- Residential development at Barnageeragh has continued throughout the
recession, with approximately 25% of the 300 dwellings approved completed, and
is progressing very successfully with a reasonable expectation that the scheme in
its entirety will be completed in the next three years.
- The additional demand for housing in Fingal as a whole is clear from both census
data and Construction 2020, and that this residential development be located
adjacent to key public transport infrastructure has been highlighted in the
strategic issues paper. A Masterplan that will ensure the delivery of the
residential component of these lands is of clear benefit.
- Please refer to detailed data in respect of population growth and transport
infrastructure in the enclosed report by ILTP Consulting
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3.2. Placemaking and Communities
Skerries has the ability to deliver the subject lands quickly and efficiently. Therefore it is
imperative that the appropriate zonings and objectives for these lands are included in the
Fingal County Development Plan, which we believe can be best secured with a
MASTERPLAN. Skerries has the advantage of a strong community, and a history of
sustained, but controlled and relatively modest growth. This is a pattern that should be
encouraged. A balanced and controlled level of development has been the pattern in
Skerries, and one that should continue to be encouraged and facilitated.
3.3. Infrastructure and Movement
The subject site of this submission is located in a strategically advantageous location
adjacent to the railway station. Increased development in close proximity to the Railway
Station, in tandem with the provision of park and ride facilities and greater connectivity
would be entirely in accordance with the aspirations of sustainable development and
transport strategies for Fingal. Skerries is designated as a ‘Moderate Sustainable Growth
Towns and Other Towns’ under the Fingal County Development Plan 2011 – 2017.
Skerries is a well defined, connected and serviced community with the scope to improve
in a sustainable and strategic manner. The development of this site complies with the
five key goals of Smarter Travel – A Sustainable Transport.
Screening for Assessment required by the Habitats Directive was carried out on this site
as required under Articles 6 (3) and 6 (4) of the EU Habitats Directive and a report
prepared by NATURA Environmental Consultants, Broomhall Business Park, Rathnew, Co.
Wicklow in May 2008. The overall conclusions and findings of this report were that:-
“The local areas plan for lands located at Townparks, Skerries will not have a significant
effect on the Natura 2000 site of Skerries Islands Special Protection Area which is located
over 1.5km east of the site”.
The FEMFRAMS Report and proposed Management Plan for the Mill Stream in the
Skerries Area of Potential Significant Risk (APSR) will be an important component in
informing the preparation and direction of the development of these lands adjacent to
Skerries Railway Station. The Femframs Report has already identified an area of this site
that should not be built upon, but this can be integrated in to a Masterplan to provide for
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11a Greenmount House, Harold’s Cross, Dublin 6w Tel: + 353 1 453 0277 Fax: + 353 1 453 0280
Principal: John O’Connor Page | 6
open space and park land to complement the employment and residential opportunities.
The Masterplan structure will allow for the planned and coordinated development of this
site, within the framework of the Fingal Development Plan, and taking into account all
relevant policies, guidelines and reports including the Fingal County Development Plan,
FemFrams Report, the Greater Dublin Transport Strategy, Construction 2020, and
government Housing Policy.
3.4. Economic Development
Improving economic conditions will allow this site to provide opportunities for new
employment, for tourists and for new homes that are in great demand. A Masterplan will
give the opportunity to pursue a sustainable and rational plan for this site, in consultation
with Fingal County Council, and without the significant delays that the Local Area Plan
process would entail on this relatively small scale and defined site. All zoning, specific
objectives and future Masterplans would be cognisant of the Green Infrastructure,
Natural Heritage, Coastal, and Cultural Heritage policies of Fingal County Council.
4. Conclusion
Please refer to the enclosed report from ILTP Consulting for a more detailed outline of the
national policies in support of this submission, and in particular in relation to transport
and infrastructure. We trust that Fingal County Council will take cognisance of this
submission in their consideration of the 2017 – 2023 Development Plan. Sneem
Properties look forward to working with Fingal County Council to bring forward a
Masterplan for these lands, and the prospect of a future successful development.
References:
- Fingal County Development Plan 2011 – 2017
- Guidance for Local Authorities on the preparation of Local Area Plans
Appendices:
- Submission on Fingal County Council Development Plan Review
2017 - 2023 – Strategic Issues by ILTP Consulting
- 11.105.FCC01 – Aerial Photo/ Concept Map (NOT TO SCALE)
illustrating the above proposals