COMHAIRLE CONTAE ÁTHA CLIATH THEAS
SOUTH DUBLIN COUNTY COUNCIL

MEETING OF TALLAGHT AREA COMMITTEE

Monday, January 22, 2018

HEADED ITEM NO. 11

 

SHD Applications 

Bord Ref: TC06S.TC0013

Introduction

This Report relates to a proposed housing development to be determined by an Bord Pleanala (for 526 residential units) deemed to be strategic housing development under the ‘Planning and Development (Housing) and Residential Tenancies Act 2016 (PDHRT Act 2016) and is divided into the following sections.

1. Development Description
2. The consultations that have taken place in relation to the proposed development under sections 5 (2) and 6 (5) of the PDHRT Act 2016,
3. The notice issued by the Board under section 6 (7) of the PDHRT Act 2016
4. Next Stage

 

• Development Description

 

The proposed development consists of: 526 residential units comprising:

262no. 3 bed 2 storey terraced units,

197no. 4 bed 2 and 3 storey terraced and end of terrace units and

67no. 2 bed apartment and duplex units.

The proposed apartment and duplex units comprise 37no. 2 storey 2 bed terraced duplexes, 18no. 1 storey 2 bed terraced apartments and 12no. 1 storey 2 bed end of terrace apartments.

The development also provides for a district park (4.3ha) and 2no. neighbourhood parks (0.7ha) in accordance with the LAP. 3no. pocket parks (0.9ha) are integrated into the layout of the proposed development. In addition, an interim layout and design for a local square is proposed within the subject site providing a direct pedestrian link from the proposed development to the Saggart Luas stop. The future Phase 2 application will include the final design and layout of the local square and associated buildings to frame this space. This arrangement is intended to provide direct access to the Saggart Luas stop from Phase 1 as an interim solution, with the finalised permanent link and associated public realm provided as an integral element to the Phase 2 scheme.

Permission is also sought for 804no. car parking spaces, bin storage areas, ESB substations and all associated site development and infrastructural works. Integration with the surrounding area and associated vehicular and pedestrian network is provided

via the following: -

• Vehicular and pedestrian access from Fortunestown Lane at the south-eastern corner of the site including replacement of the existing roundabout off Fortunestown Lane with a new signalised junction. Fortunestown Lane connects with Garter Lane and on to Saggart Village and the Citywest Hotel to the west and Citywest Shopping Centre and the wider Tallaght area to the east.
• Pedestrian and cycle access to the Saggart Luas stop to the south via the proposed local square. The Luas Red Line connects to Tallaght and the City Centre to the east.
• Two new vehicular access points and pedestrian links to Garter Lane to the west. Garter Lane links to Saggart Village to the south and Bianconi Avenue and the M7 to the north.
• Two pedestrian links are proposed between the subject site and the adjoining school sites

permitted under Reg. Ref. SD16A/0255. These links are located on the eastern boundaries of the proposed development and provide a direct link between the school and the proposed district park and a direct link from the west of the school site to the proposed residential development. Provision is made for future vehicular and pedestrian access to Bianconi Avenue from the central green corridor through the current application site. This link to Bianconi Avenue and associated works are not in the control of applicant. Bianconi Avenue connection is not required from a vehicular access perspective and the development will operate successfully with the three access points proposed.

Table 1 below provides a summary of the key development statistics. For the purpose of this application the net development area is c.13.5ha.

  

Table 1. Development Statistics

 

No. Houses & Apartments:

       262no. 3 bed 2 storey terraced units

       197no. 4 bed 2 and 3 storey terraced and end of terrace units

       67no. 2 bed apartment and duplex units

Site Area Overall: 23.9ha Net Development Area: 13.5ha

Gross Floor Area: 69,409sq.m

Plot Ratio: 0.5

Site Coverage: 25%

Residential Density: 39 units per ha

Building Height: 2 and 3 storeys

Aspect: All dual aspect

Public Open Space: 5.1ha (District park + 2no. neighbourhood parks + 3no. pocket parks)

  

• The consultations that have taken place in relation to the proposed development under sections 5 (2) and 6 (5)

Pre-planning consultation was held with SDCC on 05/04/2017 under pre-planning reference no. PP065/17 (for 512 residential units)

Pre-planning was held again with SDCC on the 28/07/2018 under pre-planning reference no. SPP03/17 (for 526 residential units). This pre-planning was held under the provisions of the recently adopted Planning and Development (Housing) and Residential Tenancies Act 2016 Planning and Development (Strategic Housing Development) Regulations 2017.

Tripartite pre-planning meeting was held with An Bord Pleanala, the applicant and South Dublin County Council present

  

 

• The notice issued by the Board under section 6 (7)

SDCC were furnished with ABP’s opinion on 16/10/2018. Opinion stated that ABP advised that the following issues are addressed (i) consistency with National Density standards with regard to proximity to public transport (ii) Need for a Justification Test in accordance with National Flooding Guidelines, with particular emphasis on the usability and functionality of open spaces (iii) location and interface of Neighbourhood Park and District Park

• Next stage

The planning authority will, within 8 weeks from its receipt of a copy of the application, prepare and submit to the Board a report of its Chief Executive, including (inter alia) the relevant planning issues and a summary of the views of the members of the Tallaght Area Committee on the proposed development as expressed at todays ACM meeting on 22^nd January 2018.