COMHAIRLE CONTAE ÁTHA CLIATH THEAS
SOUTH DUBLIN COUNTY COUNCIL

south dublin county council crest

MEETING OF SOUTH DUBLIN COUNTY COUNCIL

Monday, September 09, 2013

HEADED ITEM NO 10.

Report on Public Consultation  Under Part 8 of the Planning & Development Regulations 2001 - 2012 for the proposed construction of an infill housing project on lands at St. Mark's Green, Clondalkin, Co. Dublin.

REPORT:

Part 8 of the Local Government (Planning and Development) Regulations 2001-2012 outlines the requirements with respect to certain classes of developments for, on behalf of, or in partnership with Local Authorities.

These regulations apply to the proposed construction of houses

The proposal consists of the construction of Infill Housing  (provision of new 2-storey dwellings including access road and both private and on road parking all to be accessed from St Mark's Avenue) as follows:

10 no. 3 bedroom/4-5 person Semi-D & terraced dwellings

1 no. 4 bedroom/5 person Semi-D dwelling

The proposal is illustrated in the accompanying drawings

Site Constraints Plan
Site Layout Plan
Site Location Plan_
Street Elevation Plan

The proposal is being considered as part of the Council's submission to the Government's very recent call for proposals for inclusion on a local authority housing construction led job stimulus programme.

 An outline of the proposals was presented to the Clondalkin Electoral Area Members on 5th July 2013.

A notice in accordance with Article 81 of the Planning and Development Regulations 2001-2012  was published on the 11th July 2013 in the Clondalkin Gazette. 

Clondalkin Gazette Newspaper notice

Plans and particulars of the development were made available for inspection by the public for a period of six weeks from Thursday 11th July 2013 until Thursday 22nd August, 2013 and a further period of two weeks until Thursday 5th September 2013 was made available for the making of written submissions and observations to the Council in relation to the matter.

A number of submissions were received as follows:

The issues raised in the submissions can be summarised  and responded to as follows:

Issue - Site overlooked, supervised and subject to high level of Passive surveillance  

Response - The western side of St. Marks Green is not overlooked or supervised by the adjoining houses whose gables and side walls only face onto the space and are subject to litter, control of horses, illegal dumping and other anti-social problems. The proposed small infill scheme will face onto the green, increasing passive supervision and reducing anti-social activity

Issue  - There is sufficient social housing in the area

Response - There are currently 3,666  applicants on the housing list seeking accommodation North of the Naas Road. There are 87 applications from St. Mark's. Glenfield & Rowlagh  areas. 

Issue - Proposed use of part of existing green area / open space

Response - This small infill scheme will face onto the green, increasing passive supervision and reducing anti-social activity.  As can be seen from the drawing it impacts on about 24% of the existing green area.  The existing pitch and goal-post will be moved to the location shown without impact on its usage. Additional planting of trees and shrubs will improve the overall quality of the green space.The area along the rear garden boundaries of St Marks Crescent is of optimum width to ensure that the maximum amount of green area is retained.

Issue - Traffic generation – construction and residential

Response - The proposal is for the construction of 11 houses only, it is not envisaged that traffic will become an issue and speeds will be addressed in the design of the new street to ensure a 30 kph limit in line with the requirements of the new Department of Transport Manual for Streets.

Issue - More suitable alternative sites

Response - Suggestions for appropriate sites are welcome, and subject to assessment for suitability, the sites maybe incorporated into future proposals. The current project at Part 8 consultation is one of a limited number of projects which, subject to approval, is capable of being delivered within 2014 as outlined by Department of Environment, Community and Local Government in the recent call for proposals for inclusion in a local authority housing construction led job stimulus programme.

Issue - Site does not conform with Policy H6 of the South County Dublin Development Plan

Response - A map of the area included in this report from the Development Plan 2010-2016 shows that the area is zoned 'to protect and /or improve residential amenity'. The site shares similar characteristics, zoning and constraints to sites in other areas where successful infill housing have been constructed and the County Architect has established that the proposed site is in compliance with the criteria as outlined in Policy H6, and is therefore a suitable for infill development.

Issue - Funding should be provided by the Council to enhance the remaining amenity on the land

Response - Provision will be included in our funding application to upgrade the existing landscaping and open space. Additional planting of trees and shrubs will improve the overall quality of the green space

Issue - Allocations policy for these units should prioritise local families

Response - Allocation of these units will be made in accordance with the Council's Allocation Scheme.

Issue - Liaison committee involving council officials, contractors and representatives should be established prior to commencement of the construction

Response - Prior to and during construction the Housing Department shall maintain adequate liaison between design team, contractor and the local community.

Issue - Suitable parking arrangements for building contractors should be arranged.

Response - Parking arrangements for the contract period to be defined.

Issue - Night time security to be employed to prevent anti-social behaviour on or near the site.

Response - The provision of adequate security to the construction site will form part of the contract.

Issue - Contractors should priorities the employment of people who are long term unemployed

Response - Employment conditions, health and safety measures, risk assessment and proper conduct of the contract are incorporated in Public Work Contracts. The matter of prioritising long term unemployed for employment on the project would be matter for consideration by Minister for Housing and Planning, Jan O'Sullivan TD, and the Minister of State with special responsibility for the Office of Public Works (with responsibility for Public Procurement), Brian Hayes, TD.

House Construction both public or private has reduced considerably since the downturn 6 years ago resulting in a loss of 250 000 jobs to the building construction sector and the service industries which benefited from it. This project has the potential to offer hope of homes and employment to some of these families

Issue  - St Mark's is a perfect area, given its profile and location to be developed as a Local Area Park

Response - No funding is available to develop a Local Area Park but provisions will be included in the proposed project for upgrade the of the existing landscaping and open space

Issue  - Population in the area immediately bordering the Green is rising with many houses seeing grandchildren and children of older residents moving back into parents house.

Response - Building of these infill units may give the opportunity for some of these families to be housed dependent on their position on the housing list.

Issue  - Need to develop a 'mix' of different tenures in line with 'Delivering Homes, Sustaining Communities'.

Response - Small infill social housing schemes such as St. Marks will be carefully designed to ensure they do not impinge negatively on the physical or social environment of existing residents

Issue - Need to hear residents alternative ideas for this area.

Response - An outline of the proposals was presented and discussed with the Clondalkin Electoral Area Members on 5th July 2013. The public consultation process under Part 8 has afforded members of the community the opportunity to make submissions and observation in relation to the proposed infill scheme. All of these submission have been considered in the context of the proper planning and development of the local area and responded to in the body of this report

Architects Part 8 Report

As the proposed development is in accordance with the proper planning and sustainable development of the area, it is recommended that the development proceed as published.