COMHAIRLE CONTAE ÁTHA CLIATH THEAS
SOUTH DUBLIN COUNTY COUNCIL

MEETING OF SOUTH DUBLIN COUNTY COUNCIL

Monday, July 11, 2011

MOTION NO.4

MOTION: Councillor T. Delaney, Councillor T. Gilligan, Councillor B. Bonner, Councillor T. Ridge

That this Council proposes a variation to the County Development Plan as follows-

“It is a specific local objective of the Council to provide for the development of a retirement village at Ballynakelly, Newcastle, County Dublin.

The retirement village will facilitate the provision of a range of purpose-built accommodation for older people and will include a mix of independent and care supported facilities in a secure and managed environment. 

The retirement village at Ballynakelly will comprise:

individual retirement homes that provide for assisted living designed to HIQA 2008 Standard

a nursing home (for less mobile residents of the retirement village)

a new medical/health centre and

a community centre which will provide dining, recreation, hygiene and health care facilities to be shared by the residents on a communal basis

The development of the retirement village at this location shall be subject to the following provision:

Development of the nursing home element and communal centre for the retirement village to be undertaken in tandem with the retirement homes.”

The specific local objective boundaries of the retirement village lands are outlined in red on the attached map (link) 

REPORT:

Members will be aware that the County Development Plan 2010-2017 was adopted on 8th September 2010.  Section 13 of the P&D Act 2000 states that a Planning Authority may “for stated reasons” decide to make a variation…and where this is proposed, notice of the variation must “state the reason or reasons for the proposed variation”.  It is considered that "Stated reasons" as required by the Act are not given for the proposed variation in the Motion. Reasons should indicate why the proposed variation is required for this site in the interests of proper planning and sustainable development.

Subject to the requirement above in terms of reasons  for the proposed variation members should also note the following in considering the proposal :

• the lands to which the variation refers are currently zoned "B" - To protect and improve Rural Amenity and to provide for the development of Agriculture

Having examined the proposed variation in detail most of the uses referred to are open to consideration within the existing zoning and development plan policies as set out below :

individual retirement homes that provide for assisted living designed to HIQA 2008 Standard - open to consideration subject to being in accordance with Council policy for development in rural areas.However this must be viewed in the light of the overall B zoning objective. The proposed variation seeks the development of a "retirement village". This form of development is not envisaged on lands zoned B but instead would be appropriatly accommodated on land zoned for development.

a nursing home (for less mobile residents of the retirement village) - permitted in principle

a new medical/health centre -open for consideration. Where ancillary to a nursing home as envisaged would be considered as part of the nursing home service provision. And

a community centre which will provide dining, recreation, hygiene and health care facilities  to be shared by the residents on a communal basis. open for consideration. Where ancillary to a nursing home as envisaged would be considered as part of the nursing home service provision.

Accordingly the single aspect of the proposed variation which is not permissable under the existing Plan is the "individual retirement homes" element.

• there are extensive lands both subject to unimplemented p/permissions, including a substantial nursing home, and zoned for development with no permission, in the vicinity of Newcastle Main Street. 
• the variation as proposed could compromise planned residential development on adjacent zoned land. 

It is suggested that the proposal could more appropriately be addressed in conjunction with the review of the Newcastle LAP, which is overdue and is committed to commence in Autumn 2011. Should the variation proceed, the legislation requires screening for Strategic Environmental Assessment and Appropriate Assessment and the prescribed public consultation with the appropriate timelines.

In summary,  it is recommended that the Variation not proceed for the following reasons :

• the underlying Zoning is "B"
• the substantial development proposal is open to consideration under the existing Plan,
• existing  undeveloped zoned lands adjacent to the site location, and
• the pending review of the Newcastle LAP.

 (Should the members wish to proceed with the Variation "stated reasons" in relation to the Variation must be provided as outlined above prior to the initiation of the variation process.)