COMHAIRLE CONTAE ÁTHA CLIATH THEAS
SOUTH DUBLIN COUNTY COUNCIL
MEETING OF LUCAN AREA COMMITTEE
Tuesday, November 23, 2010
MOTION NO. 10
MOTION: Councillor E. Tuffy
That the Manager prepare a report on the recent decision by An Bord Pleanala, in the context of appeals against aspects the Councils Grant of Permission for the further development of the Liffey Valley lands, to reject the Council's Grant of Permission, and to advise if he considers that An Bord's decision has implications for the Council's approach to future Planning Applications for the lands covered by the Liffey Valley Town Centre LAP.?
REPORT:
The two planning applications for large retail and mixed use developments in Liffey Valley town centre , SD09A/0161 and SD09A/0162, which were granted permission by South Dublin County Council on 4th of January 2010 were refused permission by An Bord Pleanála on 2 November 2010.
A Third Party appeal by Ster Century Limited (care of Declan Brassil) and a First Party appeal by Barkhill Limited and others (care of Simon Clear) were made against the decision by South Dublin County Council (SD09A/0161)to grant a ten year permission for a mixed retail, commercial and civic/community development with associated car parking and public transport hub at Liffey Valley Shopping Centre. Permission was refused by An Bord Pleanála Ref. PL 06S.235942 for the following reason:
The site is located within the area of the Liffey Valley Town Centre Local Area Plan(LAP), a key objective of which is to facilitate the development of Liffey Valley as a vibrant Town Centre. Key land uses envisaged for the area are civic, retail and residential uses. The Local Area Plan sets out a detailed policy in relation to the Civic Core with respect to the design and layout of this area. It is considered that the design of the Civic Core area in general, and the provision of a surface car park in particular, is inappropriate given that this area is a key entrance point for the planned new Town Centre. The proposal fails to provide a strong landmark feature in this location, does not facilitate adequate street/ground level activity along key frontages, and does not provide adequate enclosure/definition at the northern side of the proposed Civic Plaza.
The proposed development, therefore, fails to accord with the provisions of the Liffey Valley Town Centre Local Area Plan and would be contrary to the proper planning and sustainable development of the area.
Following a Third Party appeal by RGDATA and a First Party appeal by Barkhill Limited (care of Simon Clear) against the decision made by South Dublin County Council SD09A/0162 to grant permission for construction of a two/three storey height retail (hypermarket) development to the south east of Liffey Valley Shopping Centre, An Bord Pleanála refused planning permission ( PL 06S.235940) for the following two reasons:
1. Having regard to the nature and scale of the proposed large scale convenience and comparison supermarket, when taken in conjunction with existing retail facilities in the area in terms of size, location, quality and convenience, it is considered that the proposed development would be a serious counter attraction to other established retail shopping areas in Lucan, Clondalkin and the statutory Strategic Development Zones of both Adamstown and Clonburris where planning schemes have been approved. The proposed development would, therefore, have a significant adverse impact on the distribution and pattern of existing and planned retail shopping in the area, would be prejudicial to the development objectives of the Strategic Development Zones and would be contrary to the proper planning and sustainable development of the area.
2. Having regard to the scale of development proposed, the Board is not satisfied that adequate information has been presented to enable satisfactory conclusions to be drawn in relation to the traffic impact of the proposed development, particularly having regard to its reliance on the delivery of Metro West and LUAS Line F (Lucan). It is considered that the traffic generated by the development of the scale proposed would interfere with the national and local road network in the area and would, therefore, tend to create serious traffic congestion and be contrary to the proper planning and sustainable development of the area.
In deciding not to accept the Planning Inspector’s recommendation to grant permission, the Board noted the Inspector’s comment that there is a strong argument to prioritise retail expansion in the areas of key expanding population of Adamstown and Clonburris, but did not accept the Inspector’s conclusion that sufficient capacity exists without unacceptable adverse impacts on existing and planned retail centres.
Clearly these two Bord Pleanala decisions will have implications in the assessment of future planning applications in the Liffey Valley Town Centre LAP lands. The Planning Authority will need to be satisfied that the issues raised in the Board's decisions can be addressed in any future application(s).