COMHAIRLE CONTAE ÁTHA CLIATH THEAS
SOUTH DUBLIN COUNTY COUNCIL

MEETING OF SOUTH DUBLIN COUNTY COUNCIL

Tuesday, February 11, 2020

HEADED ITEM NO. 11

Chief Executive’s Report on Public Consultation in relation to the proposed development of a Social Housing Project for Independent Living for Older Persons, consisting of 12 homes and demolition of a single-storey dwelling house on lands off Old Bawn Road & Old Bawn Way, Tallaght, Dublin 24.

1. Introduction

In accordance with the requirements of Part XI of the Planning and Development Act, 2000 (as amended), (“the Act”) and Part 8 of the Planning and Development Regulations, 2001 (as amended) (“the Regulations”), South Dublin County Council is seeking planning consent to construct a social housing development for Independent Living for Older Persons, consisting of 12 homes, and demolition of an existing single-storey dwelling house on lands off Old Bawn Road & Old Bawn Way, Tallaght, Dublin 24.

The purpose of this Chief Executive’s Report is to present the outcome of the consultation, to respond to submissions made during the consultation period and to make recommendations in relation to the proposed development where appropriate.

2. Legislative Context

Section 179 (3) (a) of the Act, requires that the Chief Executive shall, after the end of the public consultation period, prepare a written report in relation to the proposed development and submit the report to the members.

Section 179 (3) (b) of the Act outlines that a report shall—

1. Describe the nature and extent of the proposed development and the principal features thereof, and shall include an appropriate plan of the development and appropriate map of the relevant area;
2. Evaluate whether or not the proposed development would be consistent with the proper planning and sustainable development of the area to which the development relates, having regard to the provisions of the Development Plan and giving the reasons and the considerations for the evaluation;
3. List the persons or bodies who made submissions or observations with respect to the proposed development;
4. Summarise the issues, with respect to the proper planning and sustainable development of the area in which the proposed development would be situated, raised in any such submissions or observations, and give the response of the Chief Executive thereto; and,
5. Recommend whether or not the proposed development should be proceeded with as proposed, or as varied or modified as recommended in the report, or should not be proceeded with, as the case may be.

Under Section 179(4) of the Act, the Elected Members shall, as soon as practicable, consider the proposed development and the report of the Chief Executive. Following the consideration of the Chief Executive's report, the proposed development may be carried out as recommended in the Chief Executive's report, unless the local authority, by resolution, decides to vary or modify the development, otherwise than as recommended in the Chief Executive's report, or decides not to proceed with the development. A resolution must be passed not later than six (6) weeks after receipt of the Chief Executive's report.

3. Site Description

The proposed site is located in the townland of Tallaght, South Dublin County with the proposed development situated at the corner of Old Bawn Road and Old Bawn Way, beside the open space lands and on the site occupied by an uninhabited single-storey bungalow, which is proposed to be demolished. The described development comprises an area of 0.28ha.

The site is principally surrounded by residential developments, with Pine Lawn and green open space to the west whilst Old Bawn Way and Old Bawn Road form the southern and eastern boundaries respectively. An existing football pitch on the green open space used by Tymon Bawn Football Club is to the north of the development site. The site is relatively free of onsite services and is well served by public transport and local facilities.

4. Scheme Description

The proposal is for a social housing development for Independent Living for Older Persons, consisting of 12 homes and demolition of a single-storey dwelling house on lands off Old Bawn Road & Old Bawn Way, Tallaght, Dublin 24. The proposed development consists 8 (eight) one-bedroom one-storey houses and 4 (four) two-bedroom apartments.

The associated works will include: a new access from Old Bawn Way, landscaping works to boundaries and all necessary associated ancillary works on the site and to adjacent areas. The housing provision comprises of two-storey detached blocks of two apartments and one-storey terraced houses (all of which will be minimum A2 BER rated) grouped around a central courtyard.

Plans and reports for proposed development are shown on the following links:

Sheet 1 Constraints Plan, Location Plan, Existing Site Plan

Sheet 2 Proposed Site Plan and Roof Plan

Sheet 3 Proposed Floor Plans

Sheet 4 Proposed House Types

Sheet 5 Proposed Elevations

Screening for Appropriate Assessment

Screening for Environmental Impact Assessment

Part 8 County Architect’s Report

5. Public Consultation

Plans and particulars of the proposed development were on public display for over seven weeks from 28^th November 2019 to 16^th January 2020 (inclusive). During the public consultation, information on the proposed social housing development was disseminated to the public and submissions were invited.

The public consultation on the proposed social housing development included the following statutory and non-statutory elements:

• Newspaper Notices in the Echo and the Gazette;
• Public consultation displays in County Hall, Tallaght;
• Briefings for Elected Members, and local residents; and,
• Information on Social Media including Facebook and Twitter.

Submissions and observations on the social housing development could be made online and in writing for a period of over seven (7) weeks between 28^th of November 2019 to 16^th of January 2020 (inclusive).

6. Environmental Impact Assessment and Appropriate Assessment

The proposal has undergone an Appropriate Assessment Screening under the Habitats Directive (92/43/EEC) and it is considered that implementation of the proposed development would not be likely to have significant adverse effects on the integrity or conservation objectives of any Natura 2000 network of sites.

The proposal has also undergone a preliminary examination for an Environmental Impact Assessment and the Planning Authority has concluded that there will be no real likelihood of significant effects on the environment arising from the proposed development and therefore an Environmental Impact Assessment is not required.

As a result of the above, in accordance with Part XI of the Act, the Elected Members of the Council can consider the proposed social housing development for Independent Living for Older Persons, consisting of 12 homes, and demolition of a single-storey dwelling house on lands off Old Bawn Road & Old Bawn Way, Tallaght, Dublin 24, under Part 8 of the Regulations.

7. Outcome of Public Consultation Process

A list of all the persons, organisations and bodies that made submissions is provided in the links in the table below for each method of submission received together with links to copies of the submissions received. For reasons of data protection, these documents have the personal addresses of submitters redacted.

A total of 29 submissions/observations were received.

Person/Prescribed Body	Link to Submission Received	No. Submissions
Consultation Portal Submissions	Consultation Portal Submissions	18
Written Submissions	Written Submissions	6
Customer Contact System Submissions	Customer Contact System Submissions	2
Geological Survey Ireland	Geological Survey Ireland	1
Transport Infrastructure Ireland	Transport Infrastructure Ireland	1
Dept of Culture, Heritage & The Gaeltacht	Dept of Culture, Heritage & The Gaeltacht	1

A summary breakdown of the issues raised in the submissions is as follows:

Ref.	Category of Submission	Count
1.	Traffic and Road Safety	18
2.	Parking	6
3.	Road Design	6
4.	Loss of green space/recreational amenity/impact on existing services	15
5.	Overdevelopment of the current site/Old Bawn area	9
6.	Allocation of New Housing	5
7.	Tymon Bawn F.C facilities	5
8.	Design of the proposed development	5
9.	Boundary design	4
10.	Utility boxes	4
11.	Zoning	1
12.	Site Investigations/project scoping	1
13.	Environmental Impact	2
14.	Public consultation period	2
15.	Description of site	2
16.	Support for the proposal	2

8. Summary of Issues Raised and Chief Executive’s Responses & Recommendations

Submission Category No. 1 – Traffic and Road Safety

1. The proposed access at Old Bawn Way will impact on traffic congestion.
2. On-street parking is a contributory issue to the traffic congestion at Old Bawn Road & Old Bawn Way, concerns raised regarding the potential increase in cars parking on-street.
3. Concerns regarding impact on traffic during construction period.
4. Submissions received in respect of the 77a bus route travelling past the site of the proposed development and the current traffic challenges faced by the bus route at this location.
5. Request for a traffic survey to be carried out.

Response:

• The concerns and comments regarding traffic related matters on this proposed project are noted.
• The Council’s Roads Department were consulted and have advised that due to its limited size, it is considered that the development will not impact in a significant way on traffic in the area and safe egress and access can be achieved.
• A complete construction traffic management plan will form part of the contract should the development be approved.
• As part of the consultation process, the Council engaged with the National Transport Authority (NTA) as one of the prescribed bodies to receive the proposed Part 8 scheme details - the NTA did subsequently not make a submission in relation to the proposed development.
• It is considered that the limited scale of the proposed development does not merit a traffic survey being conducted.

Submission Category No. 2 – Parking

1. Requests for additional car parking for visitors within the proposed development.
2. Concerns regarding possible use of the courtyard areas for parking.

Response:

• The concerns raised regarding parking availability in the area are noted. However, the traffic and parking requirements resulting from older persons housing are significantly less than those required for a standard housing development. Therefore, it is considered that Old Bawn Road and Old Bawn Way will not be subject to any significant additional traffic as a result of this development. All car-parking for the housing development will be contained within the site boundary which includes 10 standard car parking spaces and 1 disabled parking space – this is considered proportionate to the proposed development and therefore it is not to increase the provision of parking for visitors within the development.
• The parking facilities and proposed courtyard areas will be constructed in a manner to ensure those areas are used as intended.
• It is noted that the site is well serviced with public transport links which can be accessed by visitors and tenants of the proposed housing development.

Submission Category No. 3 – Road design

1. Request for the existing pedestrian crossings at the junction of Seskin View Road/Old Bawn Road/Old Bawn Way to be examined.
2. Suggestions that the development should be stepped back away from Old Bawn Road to allow for future improvements to the road layout such as a bus corridor/road widening/cycle lane.

Response:

• The existing adjacent road layout and pedestrian crossings are well established and considered adequate for the new development. The Council’s Road Design Department were consulted prior to Part 8 and have no objection to the proposal.
• It is not proposed to amend the site location and step back the proposed development further from the Old Bawn Road-the current proposal is in keeping with and in line with the existing buildings on the Old Bawn Road.
• On review of the public transport infrastructure projects planned under the NTA’s Transport Strategy for the Greater Dublin Area 2016–2035 which was published under the Bus Connects programme, it is noted that there is no proposal to provide a bus corridor on the Old Bawn Road, which may have necessitated consideration of setting back the development further to accommodate any such proposal.
• Any additional setting back of the development could possibly impact on the existing green space and/or the adjacent football pitch.

Submission Category No. 4 – Loss of green space/recreational amenity/Impact on Existing Services

1. Submissions received consider that recreational amenities and open green space as used by the local community at Old Bawn will be taken away.
2. The proposal for increased housing in Old Bawn will impact on existing services in the area.

Response:

• The site for the proposed development is primarily on the footprint of an old house and does not meaningfully reduce open green space available to the local community for recreational use.
• There is no intention by the Council to amend the current agreement with Tymon Bawn Football Club for use of the football pitch at Old Bawn.
• It is not considered likely that an additional twelve homes specifically for older persons will impact greatly on the current services in the area.

Submission Category No. 5 – Overdevelopment of the current site/Old Bawn area

1. Submissions received reference the approved social housing development for older persons located nearby at Whitestown Way, Tallaght and query the need for another specific older person’s development within such proximity.
2. Concerns raised regarding further development of this site for housing in the future.
3. Recommendation to redevelop the old house on site for the football club and/or as a community facility.

Response:

• The existing level of housing need and the need to ensure sufficient levels of appropriate accommodation for older persons into the future necessitate continued evaluation of appropriate locations for new housing developments for older persons both in Tallaght and across South Dublin County.
• There is considerable need for older persons’ accommodation both on the current housing and transfer lists and to facilitate rightsizing of existing Council tenancies where significant numbers of older persons are living in homes that are far in excess of their need and capability to manage.
• It is not intended to develop any further proposals for social housing on this site.
• There are current and proposed community and sporting facilities in reasonable proximity to the proposed site adjacent areas that serve the local community.

Submission Category No. 6 – Allocation of new housing

1. Concerns regarding the tenure of the housing if it will be restricted to older persons.
2. Will people from the local area be allocated these homes?
3. The definition of ‘older persons’ to be aged over 55 rather than 65 years is misleading.
4. Clarification sought regarding the allocation of 2-bedroom units
5. Enquiry received in respect of possible involvement of an Approved Housing Body.
6. Submission received suggesting a resident “concierge” type service be provided to the tenants.

Response:

• The proposed homes will only be allocated in accordance with the Council's Allocations Scheme to older persons aged 55+ from the Council housing list or transfers lists including current tenants wishing to “right-size” from a larger house.
• Older persons are defined as those aged 55 and over with priority is given to those aged 65 and over, and those aged 55 and over who have medical needs.
• The proposed two-bedroom homes in the development will be allocated to older person’s in accordance with the Allocations Scheme. The rationale for including two-bedroom homes in the development is to facilitate couples, siblings or similar joint applicants who may require separate bedrooms or persons with a requirement for accommodation to facilitate their care arrangements and/or medical equipment
• The homes will be Council owned and consideration may be given to the possibility of an Approved Housing Body specialising in the management of older persons’ accommodation managing the units on behalf of the Council on completion of the scheme. An appropriate management plan will be in place for tenants to support their independent living and wellbeing.

Submission Category No. 7 – Tymon Bawn Football Club facilities

1. The football club has occupied the site for over 40 years with very limited facilities. Suggestions that the bungalow could be utilised and developed into a changing & storage facility for the club, this could also be used by the community as a meeting point.
2. Concerns from the club over the loss of green space/pitches to the rear of the proposed housing.
3. Concerns regarding impact of construction period over the use of the pitches.

Response:

• The concerns and comments regarding Tymon Bawn Football Club and the pitch at Old Bawn are noted but there are no plans to amend the facilities provided for Tymon Bawn Football Club at Old Bawn as part of this development proposal.
• The current pavilion construction programme is in progress and aims to provide for the provision of further changing facilities in public parks. This commenced with provision of facilities at Dodder Valley-Old Bawn Park. The Council approved the Part 8s for three projects in 2015 and a tender process was carried out for the Pavilion Programme between 2016-2018 which resulted in a successful appointment of a contractor to design and build the initial project at Dodder Valley Old Bawn. The Pavilion at Dodder Valley Park is nearing completion. The Council will shortly be in contact with local clubs, including Tymon Bawn Football Club, to inform them of the availability of this facility and to provide information on the new automated system which will be put in place for clubs hiring the facility.
• The funding for the proposed development will be provided by the Department of Housing, Planning & Local Government and is therefore limited to the provision of housing. Therefore, a commitment cannot be given to improve the football club’s facilities as part of this proposal.
• Should the proposed development be approved, a suitable boundary between the new housing and existing green space will be reviewed in consultation with local residents and Tymon Bawn Football Club.
• There will be active management of construction activity to minimise any impact on local residents and the adjacent pitch - it is considered that the principal effect will be on the entry road due to construction traffic and site excavation works with associated muck/dust.
• A liaison system between residents, contractor and the Council will be established for the duration of the contract.

Submission Category No. 8 – Design and Density of the proposed development

1. Requests to reduce the two storey apartments to single storey dwellings to minimise the visual impact of the development and keep in line with the existing.
2. Submission received regarding the proposed road layout within the scheme indicating a possible extension of the site to the west in future developments.
3. Concerns that the proposed development is too high density and will accommodate up to 32 people.
4. Concerns that the proposed development is too close to traffic, and the tenants will be affected by noise from the adjacent roads.

Response:

• The proposed two storey apartments are in scale with existing surrounding housing and it is not proposed to amend the proposal in that regard. The apartments also provide passive surveillance and some additional security at the entrance and surrounding area of the development.
• The development is similar distance from roads and traffic noise as adjacent existing homes.
• The additional road space provided to the west of the development is for turning space only. It is not intended to develop any further proposals for social housing on this site.
• This proposed development is for older persons only and shall only be allocated to those who qualify under the age category of the Council’s Allocations Scheme (which defines older persons as those aged 55 and over, with priority for those aged 65 and over, and/or those aged 55 and over who have medical needs). As stated earlier, the two-bedroom homes are to accommodate couples, siblings or similar joint applicants who may require separate bedrooms or persons with a requirement for additional accommodation/space to facilitate their care arrangements and/or medical equipment.
• The proposal for 12 homes on a site of 0.28 ha represents medium density development in keeping with the location and surrounding area. It is designed having regard for sustainable design and the development plan standards to meet meets DHPLG and Council requirements with buildings at Near Zero standards, comprising good quality, durable and sustainable external finishes, thermally broken external glazing and with good sound insulation.

Submission Category No. 9 – Boundary design

1. Suggestions regarding the boundary between the football pitch and the development to prevent footballs entering the development (including some one specific suggestion for evergreen trees to be planted between the pitches and housing and another for provision of a granite wall with railings like the existing walls and Killininny Meadows).
2. Concerns raised that existing hedging attracts litter and that hedging should not be planted along the pitch perimeter.
3. Request received to relocate the existing name stone for “Old Bawn” onto the corner of the green at Old Bawn Road and Old Bawn Way and consideration to be given during construction in respect of the existing “Tree of Hope” planted at the name stone.

Response:

• Subject to approval for the proposed development, a liaison group will be established by the Council’s Housing and Architectural Services teams to liaise and communicate with local resident representatives and local area Elected Members regarding the construction programme including boundary treatments and in relation to the “Old Bawn” name stone and the “Tree of Hope”.
• A low granite wall and railings will be provided to the perimeter of the site.
• Appropriate planting will be incorporated into the scheme in accordance with the requirements of the Council’s Public Realm Taking in Charge standard.

Submission Category No. 10 – Utility boxes

1. Requests to have utility boxes relocated behind the football pitches and obscured by hedging to address concerns regarding the visibility of the current utility boxes that are adjacent to the site.
2. Concerns regarding access to new parking spaces by utility companies.

Response:

• The concerns regarding the existing utility boxes are noted. However, these utility boxes are located outside of the area of the proposed development and it is not proposal to undertake the removal or relocation of these as part of the . The funding for this project from the Department of Housing, Planning & Local Government is limited to the provision of housing and does not include the relocation of utility boxes, associated significant excavation works or redirection of existing underground services.
• The parking is proposed for the use of residents and visitors of the new homes.

 Submission Category No. 11 – Zoning

1. Submissions received referencing the appropriate zoning for the site of the proposed development as open space only.

Response:

• The site of the proposed development is open space designated with Zoning Objective “OS” (to preserve and provide for open space and recreational amenities) in the South Dublin County Development Plan 2016-2022 with residential development open for consideration under this zoning.
• It is the policy of the Council under the County Development Plan to support the provision of accommodation for older people in established residential and mixed use areas that offer a choice and mix of accommodation types to older people (independent and semi-independent living) within their communities and at locations that are proximate to services and amenities with specific objectives that include supporting:
  • housing designed for older people in residential and mixed-use areas, at locations that are proximate to existing services and amenities including pedestrian paths, local shops, parks and public transport (H3 Objective 1);
  • housing developments for older people in established areas on lands designated with Zoning Objective “OS” where the quality and quantum of remaining public open space is deemed to be adequate and the amenities of the area are preserved (H3 Objective 3).

Submission Category No. 12 – Site investigations & project scoping

1. Submission from Department of Culture, Heritage and The Gaeltacht noting that the proposed development is located on the line of an old Mill Race as shown on old maps. The mill race is a feature of historic interest that is likely to be related to sites of local built heritage such as Old Bawn house DU021-057001. The Department has recommended that the carrying out of pre-development testing  by a suitably qualified archaeologist (licensed under the National Monuments Acts 1930–1994) be included as a condition of any grant of planning permission that may issue.

Response:

• Pre-development testing of the site by a suitably qualified archaeologist (licensed under the National Monuments Acts 1930–1994) will be carried out.

Submission Category No. 13 – Environmental Impact

1. Concerns that developing the site will have negative impact on the environment and on the habitat of existing wildlife in the area such as foxes, badgers and hedgehogs.
2. Concerns regarding mature trees on the site and possible negative impact should these trees be removed.

Response:

• The proposal has undergone an Appropriate Assessment Screening under the Habitats Directive (92/43/EEC) which has determined that the implementation of the proposed development would not be likely to have significant adverse e?ects on the integrity or conservation objectives of any Natura 2000 network of sites. It has also undergone a preliminary examination for an Environmental Impact Assessment and the Planning Authority has concluded that there will be no real likelihood of significant effects on the environment arising from the proposed development and therefore an Environmental Impact Assessment is not required.
• The proposal includes extensive planting of native trees to support/enhance the existing environment and having regard for the privacy of new and existing residents. Furthermore, an Arborist report will be completed to assess the impact of the proposal on the existing mature trees.

Submission Category No. 14 – Public Consultation

1.      Submission received referring to the public consultation taking place over the Christmas period.

Response:

• The consultation period of this proposed Part 8 development has been followed in accordance with legislation. Part 8 of the Planning and Development Regulations 2001 (as amended) sets the timeframe for third party observations/submissions on the Part 8 application at six weeks from the date of lodgement. The Council published the Part 8 notice on the 28th November 2019 and provided a seven-week period to 16th January 2020 (inclusive) which in total for observations and submissions to be made on this proposed development. The Council's online Consultation Portal, where the full plans were published, was open 24 hours over the consultation period to facilitate electronic submissions and observations.
• An advisory consultation meeting was held on 8th January 2020 with residents’ representatives, Tymon Bawn F.C. officials and local Councillors notwithstanding that such meetings are not required under the legislation.

Submission Category No. 15 – Description of site

1.      Reference made to the public notice which described the site as undeveloped lands.

Response:

• It is acknowledged that there is an existing bungalow on the site of the proposed development despite the notice referring to “undeveloped lands” but it also referred to the “demolition of a single-story dwelling house”. The specific location and the nature of the proposed development was very clear to interested parties from the notice, address, information and maps provided.

Submission Category No. 16 – Support for the proposal

1. The site is located close to amenities and local services.
2. Housing for older persons specifically is needed in the area.

Response:

Submissions received indicating support for the proposed housing development are noted.

9. Proposed Conditions and Modifications for Development if approved.

• A complete construction traffic management plan and all necessary health and safety requirements will form part of the contract for the development;
• Homes to be allocated to older persons in accordance with the Council's Allocations Scheme;
• A liaison group and mechanism between residents, contractor, local Elected Members and staff from Council’s Housing and Architectural Services teams to liaise and communicate with local resident representatives on construction related issues as well as boundary treatments,  the “Old Bawn” name stone and the “Tree of Hope”.
• Pre-development testing of the site by a suitably qualified archaeologist (licensed under the National Monuments Acts 1930–1994) to be carried out in accordance iwth the recommendation from the Department of Culture, Heritage and the Gaeltacht.
• Arborist report to be completed to assess the impact of the proposal on the existing mature trees with recommendations incorporated into the landscape proposals for the development.
• The proposals are taken to include approval for:
• any subsequent upgrading or alterations to the unit types to meet legislative requirements;
• localised unit alterations as required to meet allocation/medical conditions or to address specific issues raised and addressed above;
• all necessary works required for Taking in Charge of the completed project and compliance with the standards and conditions of Taking in Charge as issued and updated by SDCC Roads, Public Lighting and Public Realm Departments.

10. Recommendation

Following consideration of the submissions, it is considered that the issues raised in submissions will be satisfactorily addressed as outlined in the foregoing report. Accordingly, it is considered that the proposed development is in accordance with the proper planning and sustainable development of the area and therefore it is recommended that the Council adopt the following Motion:

“As the proposed development is in accordance with the proper planning and sustainable development of the area, the Council approves the development of social housing for Independent Living for Older Persons, consisting of 12 homes, and demolition of a single-storey dwelling house on lands off Old Bawn Road & Old Bawn Way, Tallaght, Dublin 24.”