COMHAIRLE CONTAE ÁTHA CLIATH THEAS
SOUTH DUBLIN COUNTY COUNCIL
MEETING OF DEVELOPMENT PLAN MEETING
Thursday, February 04, 2016
MOTION NO. 88
MOTION: Councillor W. Lavelle
Tara Co-Op
To reinstate a Local Objective similar to LZO1 in the existing Development Plan, to apply to the site of the former Tara Co-op at Cooldrinagh, as follow: “ET2 SLO 1 - To facilitate the redevelopment and regeneration of the site of the former Tara Co-Op with a replacement development of a scale, design and layout appropriate to its prominent location in a Green Belt Zone and in proximity to the Liffey Valley High Amenity Area, the M4 and the Lucan/ Leixlip urban areas. Any such development should not compromise the important geomorphic and archaeological heritage of the site, and adjacent sites. Additionally it should not compromise the vistas or landscape amenity or biodiversity of the Valley.”
Co-sponsored by Cllr. Casserly
REPORT:
The site of the former Tara Co-op at Cooldrinagh is zoned ‘HA-LV’ under the Draft Plan which seeks ‘To protect and enhance the outstanding natural character and amenity of the Liffey Valley’.
The application of a zoning objective on a site/s does not preclude the existing use of a particular site or property.
A number of uses are ‘open for consideration’ under the HA-LV zoning, including Agriculture, Allotments, and Education; Bed & Breakfast, Childcare Facilities, Community Centre, Doctor/ Dentist, Guest House, Home Based Economic Activities, Hotel/ Hostel, Public House, Restaurant/Café, Rural Industry-Food, and Shop-Local in existing premises; Boarding Kennels, Cemetery, Cultural Use, Place of Worship, and Traveller Accommodation providing for a 30m setback from the river bank; a Car Park for small-scale amenity/recreational purposes only and providing for a 30m setback from the river bank; Public Services subject to acceptable landscape impact assessment; and Residential in existing premises and in accordance with Council policy for residential development in rural areas.
Regard should also be had to Policy HCL10 Objective 7 of the Draft Plan which requires that;
‘Within areas designated ‘High Amenity – Liffey Valley’ and ‘High Amenity – Dodder Valley’ non-residential development will only be permitted where it:
- Relates to the area’s amenity potential or to its use for agriculture or recreational purposes, including recreational buildings; or
- Comprises the redevelopment of or extensions to existing commercial or civic uses or development of new commercial or civic uses within an existing established area of commercial or civic activity; and
- Preserves the amenity value of the river valley including its landscape value, views or vistas of the river valley and its biodiversity value’.
Given the context of the site which comprises an existing premises it is considered that the uses permitted under the zoning objective ‘HA-LV’ are restrictive and would prevent appropriate redevelopment of the subject site. For example, ‘warehousing’, ‘transport depot’ and ‘garden centre’ are not permitted under zoning objective ‘HA-LV’. It is considered therefore the wording of the proposed motion should be adopted as an SLO under Section 9.2.4 of the Draft Plan.
Recommendation
It is recommended that the Draft Development Plan 2016 – 2022 be amended to provide for the proposed motion.
The wording of the SLO should read as follows;
HCL10 SLO 1:
'To facilitate the redevelopment and regeneration of the site of the former Tara Co-Op with a replacement development of a scale, design and layout appropriate to its prominent location in the Liffey Valley “HA-LV” and in proximity to the M4 and the Lucan/ Leixlip urban areas. Any such development should not compromise the important geomorphic and archaeological heritage of the site, and adjacent sites. Additionally it should not compromise the vistas or landscape amenity or biodiversity of the Liffey Valley'.