Monday was the deadline for observations to An Bord Pleanala regarding the five appeals made to the Bord about the grant of planning permission for the Lidl development at Castleknock village.
You can see my observation below.
An Bord Pleanala have up to 6 months to rule on the appeal.
An Bord Pleanála,
64 Marlborough St.,
Re: Observation on Appeal An Bord Pleanála Ref: PL06F.247458 (Fingal FW16A/0006)
I would like to make an observation on the appeal to An Bord Pleanala made by the Castleknock Residents Action Group (CRAG), submitted on the 25th October, in respect of the grant of planning permission by Fingal County Council for the construction of a Lidl supermarket and other buildings under application FW16A/0006. I am supporting their appeal under the headings of:
- Increased Traffic Movement in Castleknock Village
- Area of Architectural Conservation
- Castleknock Park
My address is 1 Avon Lodge, the Plaza, Main Street Blanchardstown, D15 X898.
I enclose the €50 fee for an observation.
Cllr. Roderic O’Gorman
Introduction – Context of the Development
This proposed development is for a significant back-lands site in the centre of Castleknock development. It has been the focus of a number of planning applications over the last ten years, with An Bord Pleanala rejecting an appeal against a refusal of planning permission by Fingal County Council in December 2014 and rejecting an appeal against a grant of planning permission for the original Uxbridge proposal in February 2010. All of these proposals have been widely opposed by the vast majority of residents in the area. While it is accepted that this site will be developed, both the current application and the previous ones are regarded as being unacceptable on the combined basis of their scale in a low-rise urban village, their incongruity in an architectural conservation area, their potential impact on adjoining established estates and the impact that the extra traffic generated will cause on the surrounding area.
Increased Traffic Movement in Castleknock Village
The proposed development is in close proximity to three national schools: Castleknock National School (1 stream), St. Brigids National School (4 stream) and Castleknock Educate Together National School (2 stream). The size of these schools gives an indication of the degree of movement occurring during the school run period. Both Castleknock National School and the Education Together would have catchment areas running far wider that the Castleknock village area, necessitating the use of cars to get to and from school.
The grant of planning permission allows for opening hours from 8:00am and deliveries from 7:00am. The extra level of traffic activity generated from deliveries and shoppers accessing the development causes concerns from both the point of view of increased congestion, but also safety issues for children walking or cycling to the local schools.
The grant of planning permission allows the development proceed with a significant under-provision of car parking facilities compared to the requirements of the Fingal Development Plan for commercial developments at Table TO3b in the Fingal Development Plan 2011-17. The justification for the provision of 113 spaces, as opposed to the recommended level of 213 spaces, is speculative in the extreme and does not warrant an under-provision of 47% vis-à-vis the recommended amount. Objective Castleknock 2 in the Fingal Development Plan 2011-17 requires that any infill development will improve the physical and environmental characteristics of the village. It is submitted that the overflow parking that will be generated from the under-provision at the proposed development will negatively impact on both the physical and environmental characteristic of the village, which already suffers from a lack of parking spaces.
Area of Architectural Conservation
Castleknock is a historic village and this has been given statutory recognition through the creation of an architectural conservation area (ACA) in the centre of the village as part of successive Fingal County Council development plans. While the applicants for planning permission claim to have created a design that is sympathetic with the existing low rise and red brick theme of the village main street, it is difficult from an objective point of view to accept that this has been achieved. The design, materials and stark modernity of the proposed development are completely at odds with the existing scheme of the village. It is submitted that the proposed development breaches Objective AH17 of the Fingal Development Plan 2011-17:
Ensure that any new development or alteration of a building within or adjoining an ACA
positively enhances the character of the area and is appropriate in terms of the proposed design, including: scale, mass, height, proportions, density, layout, materials, plot ratio, and building lines.
The proposed new development does not enhance the character of the area, is not appropriate in terms of scale, mass, layout, material and building lines.
In the event of a decision to uphold the grant of planning permission, I would argue that An Bord Pleanala should re-examine Condition 12 of the planning permission as decided by Fingal. In the original Uxbridge application, as approved by An Bord Pleanala, provision was made for a full wall at the boundary between the site and Castleknock Park. This has been downgraded to a wall with some fencing on-top under the current grant of planning permission. It light of the major change to the area that would result from the proposed development in terms of increased noise, visual intrusion, lack of privacy, I would submit that at the very least, residents of Castleknock Park should be entitled to have a complete barrier in the form of a full wall placed between their estate and the new development, in order to protect their residential amenity, as is currently provided for under the ‘RS’ zoning that currently applies to this estate.