proposed digital hub at nenagh, co. tipperary screening for ... digital hub... · the proposed...

Nenagh Digital Hub EIAR July 2020 _________________________________________________________________________________

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Proposed Digital Hub at Nenagh, Co. Tipperary

SCREENING FOR ENVIRONMENTAL IMPACT ASSESSMENT

Version : 3rd July 2020 (FINAL)

Tait Business Centre, Dominic Street, Limerick City, Ireland.

t. +353 61 419477, f. +353 61 414315

e. [email protected] w. www.ecofact.ie

mailto:[email protected]://www.ecofact.ie/


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TABLE OF CONTENTS

1. INTRODUCTION ............................................................................................................................. 3

2. SITE DESCRIPTION ....................................................................................................................... 4

3. EIA SCREENING METHODOLOGY ............................................................................................... 7

3.1 LEGISLATION ............................................................................................................................. 7 3.2 GUIDANCE ............................................................................................................................... 10 3.3 CONSULTATION ....................................................................................................................... 10

4. PROJECT INFORMATION REQUIRED BY ANNEX II (A) OF 2014/ 52/ EU .............................. 12

4.1 PHYSICAL CHARACTERISTICS OF THE PROJECT ......................................................................... 12 4.1.1 Mitigation ........................................................................................................................... 13

4.2 LOCATION OF THE PROJECT, WITH REGARD TO ENVIRONMENTAL SENSITIVITIES OF GEOGRAPHICAL AREAS LIKELY TO BE AFFECTED ............................................................................................................ 13 4.3 DESCRIPTION OF ASPECTS OF THE ENVIRONMENT LIKELY TO BE SIGNIFICANTLY AFFECTED BY THE PROJECT ............................................................................................................................................ 13 4.4 EXPECTED RESIDUES AND EMISSIONS AND THE PRODUCTION OF WASTE ................................... 14 4.5 USE OF NATURAL RESOURCES, IN PARTICULAR SOIL, LAND, WATER AND BIODIVERSITY ............. 14

5. EIAR SCREENING ........................................................................................................................ 17

5.1 SCREENING FOR MANDATORY EIAR ......................................................................................... 17 5.1.1 Requirement – Schedule 5 (10) ........................................................................................ 17 5.1.2 Assessment ....................................................................................................................... 17

5.2 SCREENING FOR SUB-THRESHOLD EIAR ................................................................................... 17

6. EIAR SCREENING CONCLUSION ............................................................................................... 28

REFERENCES ...................................................................................................................................... 30

PLATES ................................................................................................................................................ 31


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1. INTRODUCTION

This report presents an Environmental Impact Assessment Report (EIAR) Screening of a

proposed digital hub development in the town of Nenagh, Co. Tipperary.

The purpose of the Report is to determine if Environmental Impact Assessment (EIA) is required

for the proposed development as set out in the mandatory and discretionary provisions of the

Planning and Development Regulations 2001-2019 (Unofficial Consolidation) (annotated) 30th

May 2019. The requirement for a ‘sub-threshold’ development to be subject to EIA is determined

by the likelihood that the development would result in significant environmental effects which may

arise due to the location of the development or the characteristics of the development. The EIA

screening exercise outlined below has examined the project with reference to the relevant

thresholds and criteria.

The ‘Screening stage’ ascertains whether the Project’s effects on the environment are expected

to be significant, i.e. the Project is ‘Screened’ to determine whether an EIA is necessary. Projects

listed in Annex I to the Directive are automatically subjected to an EIA because their

environmental effects are presumed to be significant. Projects listed in Annex II to the Directive

require a determination to be made about their likely significant environmental effects. The

Member State’s Competent Authority make that determination through either a (i) case-by-case

examination or (ii) set thresholds or criteria.

The purpose of Screening is to determine whether or not an EIA is required for a particular

Project listed in Annex II of the EIA Directive. Projects listed in Annex II will hereafter be referred

to as ‘Annex II Projects’. Screening has to implement the Directive’s overall aim, i.e. to determine

if a Project listed in Annex II is likely to have significant effects on the environment and, therefore,

be made subject to a requirement for Development Consent and an assessment, with regards to

its effects on the environment. At the same time, Screening should ensure that an EIA is carried

out only for those Projects for which it is thought that a significant impact on the environment is

possible, thereby ensuring a more efficient use of both public and private resources. Hence,

Screening has to strike the right balance between the above two objectives.

This report meets the requirements of Directive 2014/52/EU and has been prepared with regard

to the following guidance documents: -

• European Commission (2017a) Environmental Impact Assessment of Projects: Guidance on

Screening.

• European Commission (2017b) Environmental Impact Assessment of Projects: Guidance on

the preparation of the Environmental Impact Assessment Report.

• Department of Housing, Planning and Local Government (2018) Guidelines for Planning

Authorities and An Bord Pleanála on carrying out Environmental Impact Assessment.

• EPA (2017) Draft Guidelines on the information to be contained in Environmental Impact

Assessment Reports (EIAR).

• European Commission (2001) Guidance on EIA Screening.

This report has been prepared to allow the Competent Authority (CA) to prepare an EIAR

Screening Conclusion Statement.


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2. SITE DESCRIPTION

The site of the proposed development comprises of 1.12 Ha of vacant land in Stereame Business

Park on the western side of Nenagh Town in County Tipperary. The location of the site is outlined in

Figure 1 below. There is an independent living apartments building, Sue Ryder House, situated to the

west side of the proposed development. The Sue Ryder House facility is less than 50m from the site

of the proposed development, separated by an existing access road leading into the Sue Ryder

House car-park. To the south of the site there is a corporate office building approximately 100m from

the proposed development, separated by the existing access road and a substantial car-park area for

the existing offices. Outside the site boundary to both the north and the east sides there is areas of

brown-field left vacant. At the far side of the area of vacant ground on the east side and partially to the

north also the Springfort Retail and Industrial Parks exists. Further to the east, on the far side of the

Springfort retail and Industrial Park is the Monsea 25 River. This is the nearest water course to the

proposed development. Over 150m to the north of the site, separated by the vacant brown-field land

there is a small housing estate.

This site of the proposed development is within an area zoned for 'business and employment' land-

use based on 'Variation No.2, Nenagh Town and Environs Development Plan 2013', which was

amended in December 2017 (Tipperary County Council, 2017).

The proposed Nenagh Digital Hub development consists of an offices building and car-park. The

purpose of the development is to act as a business start-up incubation space. This proposed facility

will provide shared offices, training / meeting rooms for pre-enterprise, and early day start-ups as well

as creative and communal areas. The proposed building has a parapet height of 12.2m. There is 36

car-park spaces included in the proposed development on the 1.12Ha site and there is also

approximately 510m2 of the site, on the east side of the site, which will be left vacant to be used for

future potential development.

The site of the proposed development is not of major ecological importance. The site predominantly

consists of amenity grassland with a mosaic of recolonising bare ground and scrub habitat to the

north of the site. There are no watercourses on the site. There is one mature tree in the southern

corner of the site which is considered to have some potential for bat roosting. This tree is to be

retained in the development based on the current proposed design. There are a few fox trails on the

site. There was also a birds nest noted in a scrub area at the north of the site in June 2020, that of

Meadow Pipit, a common species throughout Ireland. This site however is not considered important

for the species or other wildlife. The site layout is shown in Figure 2.


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Figure 1 Location of site showing nearby watercourses.


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Figure 2 Site Layout for the proposed development site at Nenagh, County Tipperary.


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3. EIA SCREENING METHODOLOGY

3.1 Legislation This EIAR screening report has been prepared to meet the requirements of EU Directive 2014/52EU

and the Planning and Development Regulations 2001-2019 (Unofficial Consolidation) (annotated) 30th

May 2019. The requirements for Screening are contained in Article 4 of the EIA Directive, Annex IIA,

and Annex III to the Directive. The relevant provisions of Article 4 are cited below.

Directive 2011/92/EU as amended by Directive 2014/52/EU

Article 4(2)

[…] for projects listed in Annex II, Member States shall determine whether the project shall be made

subject to an assessment in accordance with Articles 5 to 10. Member States shall make that

determination through:

(a) a case-by-case examination; or

(b) thresholds or criteria set by the Member State.

Member States may decide to apply both procedures referred to in points (a) and (b).

Article 4(3)

Where a case-by-case examination is carried out or thresholds or criteria are set for the purpose of

paragraph 2, the relevant criteria set out in Annex III shall be taken into account. Member States may set

thresholds or criteria to determine when projects need not undergo either the determination under

paragraphs 4 and 5 or an environmental impact assessment, and/or thresholds or criteria to determine

when projects shall in any case be made subject to an environmental impact assessment without

undergoing a determination set out under paragraphs 4 and 5.

Article 4(4)

Where Member States decide to require a determination for projects listed in Annex II, the developer

shall provide information on the characteristics of the project and its likely significant effects on the

environment. The detailed list of information to be provided is specified in Annex IIA. The developer shall

take into account, where relevant, the available results of other relevant assessments of the effects on

the environment carried out pursuant to Union legislation other than this Directive. The developer may

also provide a description of any features of the project and/or measures envisaged to avoid or prevent

what might otherwise have been significant adverse effects on the environment.

Article 4(5)

The competent authority shall make its determination, on the basis of the information provided by the

developer in accordance with paragraph 4 taking into account, where relevant, the results of preliminary

verifications or assessments of the effects on the environment carried out pursuant to Union legislation

other than this Directive. The determination shall be made available to the public and:

(a) where it is decided that an environmental impact assessment is required, state the main reasons for

requiring such assessment with reference to the relevant criteria listed in Annex III; or

(b) where it is decided that an environmental impact assessment is not required, state the main reasons

for not requiring such assessment with reference to the relevant criteria listed in Annex III, and, where

proposed by the developer, state any features of the project and/or measures envisaged to avoid or

prevent what might otherwise have been significant adverse effects on the environment.

Article 4(6)

Member States shall ensure that the competent authority makes its determination as soon as possible

and within a period of time not exceeding 90 days from the date on which the developer has submitted all

the information required pursuant to paragraph 4. In exceptional cases, for instance relating to the


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nature, complexity, location or size of the project, the competent authority may extend that deadline to

make its determination; in that event, the competent authority shall inform the developer in writing of the

reasons justifying the extension and of the date when its determination is expected.

While Article 4(2) defines a common Screening approach, to be adopted by Member States,

Article 4(3) requires that the competent authorities consider relevant criteria when deciding

whether EIA is needed, i.e. the type/characteristics and size of Projects, the sensitivity of Project

locations, as well as the potential impacts the Project may trigger. These criteria are listed in

Annex III to the Directive. Where Member States require that a case-by case examination be

conducted for Annex II Projects in their national legislation, then the Developer must submit the

information required about the Project in accordance with the detailed requirements in Annex IIA

to the Directive (see Article 4(4)). The Developer shall, when submitting the information, take the

available results or data from other relevant assessments of effects on the environment, carried

out pursuant to other EU legislation than the EIA Directive (e.g. SEA, see the Annex to this

Guidance Document on Links with Other EU Instruments), into account. Furthermore, the

Developer may enclose information about the Project’s features and the measures envisaged to

avoid or prevent potential significant adverse effects on the environment. The Competent

Authority in Member States must issue its decision, on whether a proposed Annex II Project is to

be subjected to the EIA procedure or not, based on the information provided by the Developer in

accordance with the detailed requirements in Annex IIA (see Article 4(5)). The authority is also

required to take any other relevant assessments, carried out on the effects on the environment

pursuant to other EU legislation than the EIA Directive, into account. Finally, the Competent

Authority must make its decision on whether EIA is required or not within the time period

specified in Article 4(6).

The 2014 revisions to the EIA Directive introduced several amendments (e.g. to Annex III, which lays

down the criteria to determine whether the Projects listed in Annex II should be subject to an EIA) and

added a number of new provisions to the Screening process, including a timeframe within which the

Member State’s Competent Authority must reach a decision on whether an EIA is required or not. A

new Annex IIA is to be used in the case of screening determination (i.e. information to be provided by

the developer on projects listed in Annex II), which consists of:

A description of the project, including in particular:

a. A description of the physical characteristics of the whole project and, where relevant, of

demolition works;

b. A description of the location of the project, with particular regard to the environmental

sensitivity of geographical areas, likely to be affected.

A description of the aspects of the environment likely to be significantly affected by the

project.

A description of any likely significant effects, to the extent of the information available on such

effects, or the project on the environment resulting from:

a. The expected residues and emissions and the production of waste, where relevant;

b. The use of natural resources, in particular soil, land, water and biodiversity.

The criteria of Annex III shall be taken into account, where relevant, when compiling the information

in accordance with points 1 to 3.


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The Directive also amends Annex III “Selection Criteria referred to in Article 4(3)”. The details to be

considered in the new Annex III are as follows:

Characteristics of proposed development

a. The characteristics of project, with particular regard to:

b. ‒ the size and design of the whole project,

c. ‒ cumulation with other existing and / or approved development,

d. ‒ the use of natural resources, in particular land, soil, water and biodiversity;

e. ‒ the production of waste,

f. ‒ pollution and nuisances,

g. ‒ the risk of major accidents and / or disasters which are relevant to the project

h. concerned, including those caused by climate changes, in accordance with scientific

i. knowledge

a. the risk to human health (for example due to water contamination or air pollution).

Location of proposed development

a. The environmental sensitivity of geographical areas likely to be affected by projects

b. must be considered, with particular regard to

a. the existing and approved land use,

b. the relative abundance, availability, quality and regenerative capacity of natural

c. resources (including soil, land, water and biodiversity) in the area and its underground,

a. the absorption capacity of the natural environment, paying particular attention to the

d. following areas:

i. wetlands, riparian areas, river mouths;

ii. coastal zones and the marine environment;

iii. mountain and forest areas,

iv. nature reserves and parks,

v. areas classified or protected under national legislation, including Natura 2000

areas

e. designated by Member States pursuant to Directives 92/43/EEC and 2009/147/EC,

f. (f) areas in which there has already been a failure to meet the environmental quality

g. standards, laid down in Union legislation and relevant to the project, or in which it is

h. considered that there is such a failure,

i. (g) densely populated areas,

j. (h) landscapes and sites of historical, cultural or archaeological significance.

Type and Characteristics of potential impacts

a. The likely significant effects on the environment proposed development in relation to

b. criteria set out under paragraphs 1 and 2 of this Annex, with regard to the impact of the

c. project on the factors specified in Article 3(1), taking into account:

a. the magnitude and spatial extent of the impact (for example geographical area and

d. size of the population likely to be affected),

a. the nature of the impact;

b. the transboundary nature of the impact,

c. the intensity and complexity of the impact,

d. the probability of the impact,

e. the expected onset, duration, frequency and reversibility of the impact.

f. the cumulation of the impact with the impact of other existing and / or approved


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e. projects;

a. the possibility of effectively reducing the impact.

In compliance with the requirements of 2014/52/EU, this EIAR Screening Report provides details of

the information specified in Annex IIA, taking account of the criteria in Annex III.

3.2 Guidance

The following guidance has been followed during the preparation of the current EIAR screening

report:

• European Commission (2017a) Environmental Impact Assessment of Projects: Guidance on

Screening.

• European Commission (2017b) Environmental Impact Assessment of Projects: Guidance on

the preparation of the Environmental Impact Assessment Report.

• Department of Housing, Planning and Local Government (2018) Guidelines for Planning


• EPA (2017) Draft Guidelines on the information to be contained in Environmental Impact

Assessment Reports (EIAR).

• European Commission (2001) Guidance on EIA Screening.

In Figure 3 the step-by-step guide of the main steps involved in EIAR screening are Illustrated (from

EPA, 2017).

3.3 Consultation

No consultation was undertaken as part of the current EIAR Screening report. This report has

been prepared to allow the Competent Authority (CA) to prepare an EIAR Screening Conclusion

Statement.


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Figure 3 Step-by-step guide of the main steps involved in EIAR screening (from EPA, 2017)


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4. PROJECT INFORMATION REQUIRED BY ANNEX II (A) OF 2014/ 52/ EU

4.1 Physical Characteristics of the Project

The physical characteristics of the development are outlined in the design briefs informed by Healy

Partners Design, Moloney Fox Consulting Engineers and Dennany Reidy Associates. The

development will consist of:

• Clearing and levelling of ground in preparation for construction on the site. There are currently

no buildings or structures on the site that will need to be demolished.

• Construction of an offices building consisting of three floors with a parapet height of 12.2m.

• Construction of a car-park consisting of a total of 36 car-park spaces including two electric

charging spaces and two disabled spaces.

• Photovoltaic panels installation on the roof of the building will be optimally placed using

shading and solar analysis.

• Ventilation: a natural ventilation system in general and where naturally ventilation is not

possible mechanical ventilation shall be provided using local mechanical ventilation heat

recovery units, which are generally located in ceiling void spaces with local external louvres

on the façade on routed vertically to the roof.

• Energy Centre / Heating Design: the energy centre for the building will be based on using

external air to water heat pumps combined with indoor storage cylinders. The external air to

water units will serve radiators via low pressure hot water pipework. Both pipework and

radiators shall be located to minimise the impact on the architecture of the building. Pipework

can be routed either at high level through ceiling voids or through raised accessed floor.

• Hot Water: generated through an independent hot water system or through the heating

system design. The amount of cold and hot water storage is dependent on the quantity of

wc’s, whb’s, showers and sinks throughout the facility. Both the cold water and hot water

systems shall be pressurized using a booster water set.

• Lighting and Lighting Controls: LED light fittings will be utilised throughout in conjunction with

lighting controls. The lighting controls shall control light levels in each area depending on

occupancy, day light lux levels and the task been carried out.

• Surface water disposal: there is an existing surface water outfall sewer and infiltration testing

will be carried out on the site and SUDS principles will be adopted. Water quantity and quality

management measures will be applied.

• Foul water disposal: there is an existing foul water sewer and standard Irish Water

Connection Process will be followed. Future expansion will be taken into account. Rainwater

harvesting and grey water use will be exercised to reduce discharge rates.

• Water supply: existing water mains will be used following appropriate Irish Water connection

process. Pressure capacity will be established and future expansion will be taken into account

in terms of positioning of watermains and fire hydrants. Water demand will be reduced by

grey water use and low volume appliances.

• Roads and traffic: DMURS principles are applied in the design and swept path analysis used

for vehicle tracking in the design of layout. Appropriate engagement with the local authority's

roads department is also exercised.

• The design strategy incorporates the creation and sustaining of both amenity space and

biodiversity.


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4.1.1 Mitigation

In European Commission (2017a) it is stated that “Pursuant to the last sentence of Article 4(4), the

Developer may also provide a description of any features of the Project and/or measures envisaged

to avoid or prevent what might otherwise have been significant adverse effects on the environment. It

should be emphasised that this provision refers to features and/or measures to ‘avoid or prevent’

significant adverse effects and does not include the verbs ‘offset’/’compensate’, which are linked to

compensation measures”.

In the current project the following “mitigation incorporated into the project design to reduce, avoid or

offset significant adverse impacts” will be provided: -

• Construction and Environmental Management Plan (CEMP)

• A Construction Waste Management Plan (CWMP)

According to DCE Ireland (2019) “Implementation of both the CEMP and the CWMP will help ensure

the management of waste at the proposed development is undertaken in accordance with the ''Waste

Plan for the Connacht Ulster Region”. The CEMP will identify the key planning and environmental

considerations that must be adhered to and delivered during site construction for the Planning

Authority, developer and contractors alike. As part of the CEMP and CWMP an advanced knowledge

of the proposed construction process will be demonstrated and therefore ensure risks highlighted and

mitigated. For example, noise and dust levels will be reduced to the minimum and within safe levels,

the highest levels of recycling will be achieved too”.

Commitment to prepare this document has been taken into account when preparing the current EIAR

Screening Report.

4.2 Location of the Project, with regard to Environmental Sensitivities of

Geographical Areas likely to be affected

The proposed development is located in the Town of Nenagh in County Tipperary. The proposed

development site is within the business and employment zone of Nenagh based on the zonation

maps of the town in the 'Variation No.2, Nenagh Town and Environs Development Plan 2013'

(Tipperary County Council, 2017). The site is a vacant brownfield area, it is not of major ecological

importance, with no particularly sensitive habitats on-site.

The site of the proposed development is not within, intercepting or immediately adjacent to any

protected or environmentally and/or geographically sensitive areas. Figures 4 and 5 show the location

of the site in relation to any environmentally and/or geographically important areas in a 5km, 10km

and 15km radius of the site. There are no protected areas within the 5km radius of this site. The

nearest Natura 2000 site is the Lough Derg SPA (Site Code: 004058) which is approximately 6km to

the north-west of the proposed development. Lough Derg is also the nearest pNHA to the site. The

Silvermine Mountains West SAC (Site Code: 002258), Silvermine Mountains SAC (Site Code:

000939) and Slievefelim to Silvermines Mountains SPA (Site Code: 004165) are located over 8km to

the south of the proposed site.

4.3 Description of Aspects of the Environment likely to be Significantly

Affected by the Project

The most likely negative effects on the environment, in the absence of appropriate mitigation


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measures in place, are:

• Construction and operational traffic resulting from in a possible slight increase in traffic

congestion to local roads;

• Noise and air pollution generated from the construction project;

• An increased waste water discharge to the public sewers and municipal sewage

treatment plant waste infrastructure, incapable of meeting the increased demand;

• Increased water usage from the development impacting on water supply resources;

A range of measures have been or will be developed to avoid, reduce or mitigate likely significant

negative effects on the environment, including:

• Design of landscape to incorporate amenity space;

• Development of a Construction Environmental and Waste Management Plan to mitigate

construction related impacts;

• Development of appropriate screening to protect the amenities of adjoining properties.

The most significant positive effects on the environment will be the use of the vacant brownfield

site and the provision of a useful business start-up and enterprise incubation facility for the local

population of Nenagh Town and local businesses.

4.4 Expected Residues and Emissions and the Production of Waste

Residues and emissions from the construction phase of the development will be related to

construction waste and emissions from construction plant. No out of the ordinary residues, or

emissions, are likely during the construction phase of the development. A Construction and

Environmental Management Plan (CEMP) and a Waste Management Plan (WMP) are expected

to appropriately mitigate likely impacts of the works and to minimise waste. No residues are likely

during the operational phase of the proposed development. Emissions will be linked to air

conditioning and heating systems and will fall within regulated standards for modern office

building developments. Operational waste generated will be typical commercial waste from

offices such as paper and printing waste, office equipment, food waste and other general waste.

Suitable waste segregation and management is expected to be facilitated and exercised during

the operational phase of the development. Waste will be appropriately disposed of by a licensed

waste contractor.

4.5 Use of Natural Resources, in particular Soil, Land, Water and

Biodiversity

The proposed development is on a site of low value ecological habitat. The development is

relatively small consisting of 1.12 Ha gross site area. Therefore there will be no activities on site

which would have higher than normal demand for water resources. Natural resources, such as

stone, gravel, water may be used for the construction phase of the project. This will be a short-

term demand and otherwise, during the operational phase of the development, there will be no

out of the ordinary use of natural resources. Sustainable design and energy modeling has been

used to ensure the efficiency of the development.


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Figure 4 Location of site, showing Natura 200 Sites within 15km.


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Figure 5 Location of site, showing NHAs and pNHAs within 5km.


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5. EIAR SCREENING

5.1 Screening for Mandatory EIAR

5.1.1 Requirement – Schedule 5 (10)

The proposed Nenagh Digital Hub development falls under the category of 'Infrastructure Project'

within Schedule 5 (10) (b) of the Planning and Development Regulations (2001); which provides

that a mandatory EIAR must be carried out for the following projects:

(b)

(I). Construction of more than 500 dwellings

(II). Construction of a car-park providing more than 400 spaces, other than a car-park

providing as part of, and incidental to the primary purpose of, development.

(III). Construction of a shopping centre with a gross floor space exceeding 10,000 m2.

(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.

(In this paragraph, "business district" means a district within a city or town in which the

predominant land use is retail or commercial use.)

5.1.2 Assessment

The proposed development is of a business start-up incubation centre facility, consisting of offices,

training / meeting rooms as well as creative and community areas within the building in Nenagh Town.

This development is categorised as an 'Infrastructure Project'. The land surrounding the development

site is predominantly used for retail and commercial purposes with a retail and industrial park and

office buildings in the vicinity. This area can be therefore considered as a 'business district'. The

proposed development is on a gross site area of 1.12 Ha, including 36 car-park spaces. The size of

the site area falls below the threshold of 2 hectares for sites in a business district under Schedule 5

(10) (b) (IV) of the Planning and Development Regulations. Therefore, the proposed development

does not trigger a requirement for mandatory EIAR.

5.2 Screening for sub-threshold EIAR

Development projects which are below the threshold of requiring an EIAR as set out in Schedule 5 of

the Planning and Development Regulations 2001 (as amended) may still require an EIAR. Schedule 7

of the Regulations details the criteria that the planning authority must consider in determining whether

a sub-threshold EIAR should be undertaken. This schedule is a direct transposition of Annex III of EU

Directive 2011/92/EU. The EU Directive 2014/52/EU provides a revised Annex III and its transposition

into national legislation is mandatory. Accordingly, Table 1, attached, provides screening statement of

the proposed development against the Annex III criteria of 2014/52/EU. These criteria come under

three broad headings; Characteristics of projects; Location of Projects; and Types and characteristics

of the potential impact. Based on the information provided in accordance with Annex IIA and Annex III

of the 2014 Directive, it is considered that a sub-threshold EIAR is not required for the proposed

development, as adequate measures are in place to avoid, reduce or mitigate likely impacts, such that

neither the construction nor operational phase of the overall development will have a significant

negative impact on the environment.


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Table 1 Screening for sub-threshold EIAR for the proposed development site at Nenagh, County Tipperary.

Criteria for assessment of EIA sub-threshold

Construction Impacts Operational Impacts Conclusion

A Characteristics of proposed development The characteristics of the proposed development, in particular

- the size and design of the whole project

The proposed development is confined to an area of 1.12Ha. As standard it is expected that a Construction and Environmental Management Plan (CEMP) and a Waste Management Plan (WMP) and standard traffic management measures will be put in place for the construction phase. The small-scale development is expected to be easily managed and have no significant negative impacts.

The proposed development is located within an urban area / business district area in Nenagh Town within in a zone of land designated for 'business and employment' land-use. The site is surrounded by a retail and industrial park, an independent apartment block and a corporate office building. The size and design of the project is compatible with surrounding environment. There are no significant negative impacts likely.

No significant negative impacts.

- cumulation with other existing and / or proposed development

There are no other known major construction projects in the immediate proximity to the proposed site that are likely to impact with the construction process. No significant negative impacts are likely.

The site of the proposed development is located among other business units including a retail and industrial park and offices. The development is compatible with the existing infrastructure and will not have a significant negative impact.


- the use of natural resources, in particular land, soil, water and biodiversity

Energy, including electricity and fuels, will be required during the construction phase. The construction process will include the use of various raw materials. No out of the ordinary use of natural resources is likely during the

During the operational phase there will be water use, consumption of electricity and energy, related to the occupancy of the completed digital hub. The



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construction process. Modern modelling technology is used to ensure accuracy in terms of materials and machinery required (e.g. correctly sizing heating and cooling systems). This will limit carbon emissions and the footprint of plant equipment during the construction also. No significant negative impacts are likely.

domestic use of the resources is expected to be of a normal level for office building of this size. No out of the ordinary use of natural resources is likely during the operation phase. Modern modelling technology is used in the design of the development to ensure that the best options relating to lighting and heating systems are used to ensure the most efficient use and energy during the operational phase. No significant negative impacts are likely.

- the production of waste There will be some construction related waste generated during the construction phase. This is expected to be disposed of appropriately in compliance with the project WMP and CEMP. No significant negative impacts are anticipated.

Waste generated in the operational phase will be office waste from the office units. It is expected that waste segregation (recycle, food waste etc.) will be facilitated and practiced during the operational phase of the development. The waste generated will be regularly disposed of by a licensed waste contractor. No significant negative impacts are expected.


- pollution and nuisances Nuisance impacts can be expected from the construction phase, relating to the production of dust, noise and vibrations. The impacts are assessed as minor and localised and not at a scale to result in significant adverse effects. However, due to the proximity of the Sue Ryder

Measures to avoid / mitigate pollution from operational waste will be detailed in an Operational Waste Management Plan. But no out of the ordinary impacts are expected and no significant



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independent living apartments building which is located less than 50m to the west of the development, a site specific CEMP is expected to detail the necessary measures to mitigate these impacts with particular consideration given to the nearby apartments. The proposed development is not expected to generate any abnormal conditions relating to construction work and works will be restricted to normal working hours to minimise disturbance to residents in the vicinity. No out of the ordinary impacts are expected.

negative impacts are anticipated.

- the risk of major accidents and / or disasters which are relevant to the project concerned, including those caused by climate change, in accordance with scientific knowledge

Strict compliance with building regulations and environmental controls is expected to be exercised. No major accidents are foreseen. No significant negative impacts are likely.

Compliance with normal building and fire regulations is expected. No major accidents are foreseen. No significant negative impacts.


- the risks to human health (for example due to water contamination or air pollution).

Normal measures to mitigate any likely impacts associated with noise, dust or pollution from the construction process will be detailed in the CEMP, and particular consideration should be given to the residence of the independent living apartments facility which is in close proximity to the development. No significant negative impacts should be expected.

The proposed development will be connected to public water and sewer infrastructure. No emissions other than that from air conditioning and heating units are anticipated and modern modelling technology is used in the design of the project to ensure the most efficient heating and cooling systems. No significant negative impacts are likely.


B Location of proposed development The environmental sensitivity of geographical areas likely to be affected by proposed


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development, with particular regard to:

- the existing and approved land use The proposed site is an existing vacant site surrounded by a retail and industrial park, an apartment building and a corporate office building. The site is in a 'business and employment' land-use zone. The proposed business incubation facility / digital hub on this site will be keeping with the appropriate land-use for this location. No significant impacts are likely.

The completed development will provide additional business incubation space, which is compatible with the current use of the area for 'business and employment' purposes. No significant negative impacts are likely.


- the relative abundance, availability quality and regenerative capacity of natural resources (including soil, land, water and biodiversity) in the area and its underground;

The site is located on an area an area of "till

overlain by poorly drained gley soil", it is

marked on GSI groundwater data viewer maps

as being of extreme groundwater vulnerability.

However, due to the relatively small scale of the

proposed development and with infiltration

testing to be carried out (DRA Consulting

Engineers) and commitment to prepare a

CEMP and WMP, impacts on ground water are

expected to be easily designed out and are not

assessed as being significant.

The site consists of derelict land that is not of major ecological importance. The main feature of interest on the site is a mature tree that has some potential as a bat roost. This tree will be maintained in the proposed development. Therefore, no significant impacts should arise. No other significant negative impacts are likely.

The operational phase of this proposed development will not have any out of the ordinary impacts on natural resources. However, run-off from the site will be treated adhering to SUDS regulations, as detailed in the engineering report for the development. Therefore, natural water resource will not be negatively impacted on.

No significant impacts are likely.


the absorption capacity of the natural environment, paying attention to the

(a) The proposed development is not within or directly connected to any wetlands, riparian

The purpose served by the development is compatible with



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following areas: a) wetlands, riparian areas, river

mouths;

b) coastal zones and the marine

environment;

c) mountain and forest areas;

d) nature reserves and parks;

e) areas classified or protected

under national legislation, Natura

2000 areas designated pursuant

to Directives 79/409/EEC and

92/43/EEC;

f) areas in which there has already

been a failure to meet the

environmental quality standards

laid down in Union legislation and

relevant to the project, or in which

it is considered that there is such

a failure;

g) densely populated areas,

h) landscapes and sites of historical,

cultural or archaeological

significance.

areas or river mouths. There is no water course flowing through the site. The closest watercourse to the site is the Monsea 25 River which flows into Lough Derg nearly 9rkm downstream. This river is located approximately 290m north-east of the site with the Springfort industrial park situated between the site and the watercourse. The site is not in a floodplain and is not considered at risk of flooding. (b) The proposed site is not located near the coast or any marine environment. The nearest estuary is the Shannon Estuary which is over 50rkm downstream from the site. There is no water course flowing through the site that has a connection to this river system. The closest watercourse to the site which leads towards this estuary is the Monsea 25 River. This River is located approximately 290m north-east of the site with the Springfort industrial park situated between the site and the watercourse. Therefore, the development will not impact on coastal zones or marine environments. (c) The proposed development is not within or directly connected to any mountain or forest areas. There is no known pathway between the site and mountain or forest areas. (d) The proposed development is not within or directly connected to any nature reserves or parks. There is no known pathway between the site and nature reserves or parks. (e) The subject site is not within any protected habitats. There are no protected areas within

the geographic area. The modern architectural design will contribute positively to the urban landscape. There are no natural environments in the proximity of the site that the completed development will negatively impact on. No significant negative impacts are likely.


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5km of the site. The nearest protected area is the Lough Derg SPA (Site Code: 004058) which is approximately 6km to the north-west of the proposed development. Lough Derg is also the nearest pNHA to the site. The Silvermine Mountains West SAC (Site Code: 002258), Silvermine Mountains SAC (Site Code: 000939) and Slievfelim to Silvermines Mountains SPA (Site Code: 004165) are located over 8km to the south of the proposed site. A separate ‘Screening for Appropriate Assessment’ has been prepared and this did not identify the requirement to prepare an Appropriate Assessment (Ecofact, 2020). (f) There are no areas associated with the development in which there has already been a failure to meet the environmental quality standards laid down in Union legislation and relevant to the project, or in which it is considered that there is such a failure. (g) The proposed development is located within the town of Nenagh, with a population of approximately 8,968 (2016 Census). The development of this site will provide a much needed enterprise incubation space for Nenagh Town on a valuable land resource. The site is zoned land for 'business and employment' and the use is compatible with the existing environment in the vicinity. Therefore, there are no anticipated likely significant effects on the environment in relation to the geographic location of densely populated areas.


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(g) There are no national monuments or features of special architectural interest within the proposed site. The entrance to Solsborough House is a registered feature of special ecological interest along with other features within the Solsborough estate. This is located approximately 200m to the north-east of the site. This is the nearest feature of historic significance. The closest zones of notification to the site are located nearly 1km to the north-west where there is a small zone where there are two Fulacht Fia recorded, and a larger zone covering an area in the center of Nenagh town, 1.5km to the east of the site, where there is a number of architectural features of interest and National Monuments including town defences, churches, graveyards and Nenagh Castle. (Archaeological Survey Database).

C Type and Characteristics of potential impacts The likely significant effects of projects on the environment must be considered in relation to criteria set out under paragraphs 1 and 2 of this Annex, with regard to the impact of the project on the factors specified in Article 3(1), taking into account:

- the magnitude and spatial extent of the impact (for example geographical area and size of the population likely to be affected)

The site, of 1.12 Ha in size, is located at the edge of Nenagh Town. The site is accessible with adequate road infrastructure and is in close proximity to the N52 and the M7 roads, situated

The location of this Digital Hub development on a 1.12Ha site at the west of Nenagh Town, on land zoned for 'business and

No significant negative impacts, as the development is small scale


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to the south-west of the site. No negative impacts on traffic flow in the town center, to the east are anticipated during the construction. The site is surrounded mainly with other business and retail infrastructure. There is one residential building in the immediate proximity, a 50-unit apartment building on the west side. There is sufficient open space at the site to reasonably expect there not to be major obstruction to other traffic. Measures will easily be put in place in the immediate vicinity of the development to mitigate any negative impacts on traffic flow. No significant negative impacts are likely.

employment' purposes, beside an existing Retail and Industrial Park and another office building, is of an appropriate scale, given the existing infrastructure in the area. No significant impacts are likely.

relative to the existing infrastructure and buildings in the vicinity as well as the overall size of the Nenagh urban area.

- the nature of the impact; The nature of the impacts from the construction phase, are related to nuisance impacts in terms of; noise, dust, vibrations and traffic. The CEMP will detail measures to manage and minimise these impacts. No significant negative impacts that are not expected for such construction projects are anticipated with standard CEMP being adhered to for the construction phase.

The operational phase will result in the development of permanent offices and business start-up incubation space and ancillary services. The nature of the use is appropriate to the location and proximity to existing facilities.

Some nuisance impacts during construction otherwise no significant negative impacts to the area as the development is compatible with the existing infrastructure and services of the area.

- the transboundary nature of the impact

There are no construction phase transboundary impacts anticipated.

There are no operational phase transboundary impacts anticipated.

No transboundary impacts.

- the intensity and complexity of the impact

The intensity and complexity of the construction phase is in keeping with modern construction projects. No significant negative impacts are likely.

The operational phase of the proposed development is of a small scale and will be easily managed. No negative impacts are likely.

The development is not of an intensity and/or complexity level that would have significant negative impacts.


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- the probability of the impact It is highly likely that some level of construction impacts will occur, but these are expected to be minor and easily managed by a CEMP.

The operational phase of the project will inevitably change the environment, but the design of the project and measures put in place should avoid, reduce or mitigate any likely negative impacts.

Some negative impacts are probable but are expected to be short-term and insignificant.

- the expected onset, duration, frequency and reversibility of the impact.

The construction impacts will not commence until after planning permission has been granted for the proposed development; the proposed works are expected to be short-medium term. Works will be restricted to standard hours of operation. Any impacts from the construction phase are expected to be short-term and no permanent negative impacts are anticipated. No likely significant negative impacts.

The business incubation space and offices of the proposed Digital Hub are expected to be permanently in use once completed and any associated impacts will therefore be permanent.

Short-term Construction impacts will be short-term and impacts of the complete development will be ongoing but any negative impacts will not be of a scale that would outweigh the positive impacts of the project.

- the cumulation of the impact with the impact of other existing and/or approved projects;

There are no other known significant construction projects in the proximity of the proposed site that are expected to impact with the construction process.

The development is located in the proximity of a retail / industrial park and another office building with large car-park areas. The addition of this 1.12Ha business incubation development to the area is unlikely to make a significant difference to level of impacts from the existing offices and retail / industrial infrastructure and buildings in the vicinity.

There will be some cumulation impacts from the existing offices and retail / industrial facilities, but the small scale of this development in comparison to the existing infrastructure will not make a significant difference to the existing impacts. There are comments in


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relation to the Nenagh WwTP in the Screening for Appropriate Assessment report (Ecofact, 2020).

- the possibility of effectively reducing the impact.

The CEMP will ensure that impacts are avoided, reduced or mitigated and only normal construction impacts related to noise, dust and traffic would occur.

The impacts will be effectively managed and reduced with appropriate CEMP, architectural design, landscaping and other standard mitigation measures.


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6. EIAR SCREENING CONCLUSION

This report has been prepared to allow the Competent Authority (CA) to prepare an EIAR

Screening Conclusion Statement.

The report has assessed the potential impact of the proposed development on the environment.

The proposed development is below the thresholds of Schedule 5 of the Planning and

Development Regulations (2001) for a mandatory EIAR. The screening exercise has been

completed in this report and the methodology used has been informed by the available guidance,

legislation and directives.

The EIA Screening Assessment has determined that a sub-threshold EIAR is not required for the

proposed Nenagh Digital Hub in Tipperary. The proposed development is not considered

significant due to the scale and nature of the development and its footprint. The development is

confined to a 1.12Ha derelict brownfield site. The characteristics and sensitivities of the receiving

environment are not considered vulnerable to significant impact from the project with the

appropriate, best-practice mitigation measures being implemented in the construction and

operational phases of the development.

The proposed site is suitable as there are no areas or features of natural environmental

importance that would be sensitive to the proposed development, it is not an area of ecological

significance. The proposed development is not located within the boundary of any Natura 2000

site. A Screening for Appropriate Assessment has been undertaken also (Ecofact, 2020). It is

considered that there is no potential for construction phase run-off or dust impacts to arise that could

affect the Natura 2000 network. The nearest watercourse is located approximately 290m from the

site, separated from the site by the Springfort Industrial / Retail Park, approximately 5.9km from the

Lough Derg (Shannon) SPA which is the closest Natura 2000 site, and there are no drains or

watercourses on the site itself. Therefore there is no potential for dust or run-off impacts to arise.

The site itself is located on an ‘Extremely Vulnerable’ area of groundwater vulnerability and therefore

there is the potential for groundwater contamination and impacts during the construction phase.

However, as is assumed was the case for the other existing developments in the vicinity, any impacts

are expected to be easily designed out following infiltration testing and the completion of a finalised

engineering report for the project.

A review of documents available for the Nenagh WwTP is also provided in the AA Screening Report.

A NIS was completed for the plant which noted assimilation capacity in the Nenagh River as well as

an Annual Environmental Report noting that the plant is operating under capacity. The proposed

development will include for a connection to this WwTP which discharges to the Nenagh River,

approximately 10.7rkm upstream of the Lough Derg (Shannon) SPA.

The development serves a similar function as, and is designed to be compatible with; the existing

infrastructure and environment in the Stereame Business Park. The design of the proposed

development lends itself to be a positive addition to the existing environment and provides a

positive amenity to Nenagh Town as a start-up business incubation facility. It has been

acknowledged that there is a residential apartment building beside the development which may

be subject to some short-term nuisance impacts relating to noise and dust generation. However,

these impacts are short-term and localized and are not considered to be significant; given the

access road and car-park area which separates the residential facility from the development site,

and with the exercising of appropriate mitigation and best-practice approaches during


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construction these impacts are expected to be easily mitigated in a site-specific CEMP and

CWMP which will be drawn up prior to the commencement of works.

It is noted that the project is currently at the preliminary stage. Avoidance and mitigation

measures to minimise potential negative impacts have been acknowledged at this stage and are

incorporated into the design of the development. However, the current conclusions are draft

conclusions at this stage and will be confirmed once the development design is finalised with a

full engineering report for the project.

Overall, at this stage the proposed development is not expected to have any significant negative

impacts on the environment. All recommended design mitigation measures and standard

practices will be employed throughout the construction and operational phase of the project to

ensure that the development will not create any significant impacts on the quality of the

surrounding environment.


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REFERENCES Department of Housing, Planning and Local Government (2018) Guidelines for Planning


https://www.housing.gov.ie/sites/default/files/publications/files/guidelines_for_planning_authoritie

s_and_an_bord_pleanala_on_carrying_out_eia_-_august_2018.pdf

Ecofact (2020) Screening for Appropriate Assessment for Nenagh Digital Hub Development, Nenagh, Co. Tipperary.

EPA (2017) Draft Guidelines on the information to be contained in Environmental Impact

Assessment Reports (EIAR). https://www.epa.ie/pubs/advice/ea/drafteiarguidelines.html

European Commission (2017a) Environmental Impact Assessment of Projects: Guidance on

Screening. https://ec.europa.eu/environment/eia/pdf/EIA_guidance_Screening_final.pdf

European Commission (2017b) Environmental Impact Assessment of Projects: Guidance on the

preparation of the Environmental Impact Assessment Report.

https://ec.europa.eu/environment/eia/pdf/EIA_guidance_EIA_report_final.pdf

European Commission (2001) Guidance on EIA Screening.

https://ec.europa.eu/environment/archives/eia/eia-guidelines/g-screening-full-text.pdf

Tipperary County Council (2017). Variation No.2, Nenagh Town and Environs Development Plan 2013. https://www.tipperarycoco.ie/sites/default/files/Variation%20No.%202%20of%20the%20Nenagh%20Town%20%26%20Environs%20Development%20Plan%202013%20%28as%20varied%29.pdf

Planning and Development Regulations (2001) S.I. No. 600 of 2001.

https://www.housing.gov.ie/sites/default/files/publications/files/guidelines_for_planning_authorities_and_an_bord_pleanala_on_carrying_out_eia_-_august_2018.pdfhttps://www.housing.gov.ie/sites/default/files/publications/files/guidelines_for_planning_authorities_and_an_bord_pleanala_on_carrying_out_eia_-_august_2018.pdfhttps://www.epa.ie/pubs/advice/ea/drafteiarguidelines.htmlhttps://ec.europa.eu/environment/eia/pdf/EIA_guidance_Screening_final.pdfhttps://ec.europa.eu/environment/eia/pdf/EIA_guidance_EIA_report_final.pdfhttps://ec.europa.eu/environment/archives/eia/eia-guidelines/g-screening-full-text.pdfhttps://www.tipperarycoco.ie/sites/default/files/Variation%20No.%202%20of%20the%20Nenagh%20Town%20%26%20Environs%20Development%20Plan%202013%20%28as%20varied%29.pdfhttps://www.tipperarycoco.ie/sites/default/files/Variation%20No.%202%20of%20the%20Nenagh%20Town%20%26%20Environs%20Development%20Plan%202013%20%28as%20varied%29.pdf


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PLATES

Plate1 Mosaic of recolonising bare ground and scrub to the rear (north) of the site.

Plate 2 Existing access road in the Stereame Business Park to the Sue Ryder apartments which

seperates the apartment building from the site of the proposed development.

Plate 3 The site of the proposed Nenagh Digital Hub is predominantly amenity grassland of little

ecological importance apart from one mature tree which will be retained in the design.

proposed digital hub at nenagh, co. tipperary screening for ... digital hub... · the proposed...

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