Tag Archive for 'diswellstown'

Press Release – Greens appeal Diswellstown planning permission to An Bord Pleanala – O’Gorman

08/11/09

 

 

Green Party Dublin West representative, Roderic O’Gorman has appealed the decision of Fingal County Council to grant planning permission for a large residential development in Diswellstown to An Bord Pleanala.

 

“I’m appealing the decision of Fingal County Council to grant planning permission for a large residential development of 438 units in Diswellstown, to an An Bord Pleanala. The key ground on which I am appealing is the failure of the Council and of the developers, Viscount Securities, to take account of the Sustainable Resident Development Guidelines. The Guidelines clearly state that no residential development should proceed without an assessment of existing school capacity or the provision of new school facilities with the development. The Guidelines recommend that planning applications for more than 200 dwelling units should be accompanied by a report identifying the demand for school places likely to be generated by the proposal and the capacity of existing schools in the area to meet the demand”, stated Roderic O’Gorman.

 

“In the environmental impact statement (EIS) submitted by the applicants, they gave a brief description of the schools capacity in the area. Fingal County Council put a condition when they granted planning permission stating that the small piece of land in front of St. Patricks NS should be kept free of development in order to allow future development of the school. However, with this condition there is nothing compelling the applicant to transfer the land to the Department of Education. Effectively this land could be left in perpetuity as open space. I and the Dublin West Green Party group believe that this is a completely insufficient attempt to address the requirements of the Guidelines”.

 

“Over the last 5 years, there have been huge problems in the Dublin 15 area in relation to shortages of school places at both primary and secondary level. These shortages have been covered extensively in the media and have reached crisis point in places such as Ongar and in Diswellstown/Carpenterstown. The reason that the 2008 Guidelines were introduced by the Minister for the Environment John Gormley, was to ensure that the habit of permitting large residential developments without any consideration of the availability of school places in the locality, was finally ended”.

 

“In light of these concerns about the inadequate provision for school places in the area, we argue that Fingal County Council’s grant of planning permission should be overturned as premature. Alternatively, we would suggest that An Bord Pleanala use powers under the Planning Act to attach a much stronger condition on the grant of planning permission requiring that the applicant enter into an agreement requiring that the site in front of St Patricks NS should be used solely for school use”, concluded Roderic O’Gorman.

 

 

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Further Information

Roderic O’Gorman: 087 417 9777

 

 

 

Introduction

 

In making this appeal, we refer the Board to a number of pieces of documentation, namely the relevant sections of the Sustainable Resident Development in Urban Areas – Guidelines for Planning Authorities, the EIS drawn up by the applicants, the additional information sought by Fingal County Council and the final grant of planning permission with conditions from Fingal County Council.

 

We also attach as an appendix a presentation drawn up by the Dublin 15 Community Council (taken from their website) regarding the need for a new secondary school in the area (which was recently agreed. We attach this to illustrate the huge growth in primary school number that have occurred in the Dublin 15 area over the past 5 years.

 

 

Sustainable Residential Development in Urban Areas – Guidelines for Planning Authorities (Dec 08)

 

4.3 No substantial residential development should proceed without an assessment of existing schools capacity or the provision of new school facilities in tandem with the development.

 

4.4 Within the development management process, it is recommended that planning applications for 200+ dwelling units should be accompanied by a report identifying the demand for school places likely to be generated by the proposal and the capacity of existing schools in the vicinity to cater for such demand. In very large-scale residential developments (say, 800+ units), planning authorities must consider whether there is a need to link the phased completion of dwellings with the provision of new school facilities.

 

Response of the Applicant to the Guidelines, as outlined in the EIS

 

S.3.4.4 of the Environmental Impact Statement deals with schools in the area. The applicants acknowledge that both primary schools in the immediate area – St. Patricks and St. Mochtas – “are at capacity at present”.

 

S.4.7 “The impact of the proposed development on Primary and Post-Primary Schools is not likely to be significant, given the provision of a new primary school on the subject lands and the provision for its expansion”.

 

“ … a new 24 classroom Primary School (St. Patricks NS) has recently been constructed and is now operational. This school site was provided by the applicants to assist in meeting Primary School needs in the development of the subject lands. However, the school is now nearing capacity and provision has been made by the applicants to allow for an extension to the school by assigning a potion of lands for such purpose. This assigned land does not form part of the Planning Application”.

 

Additional Information sought by Fingal CC

 

Additional Information Point 3 – “Having regard to the scale of the proposed development and the limited capacity of St. Patricks National School and other primary schools in the Dublin 15 area you are requested to incorporate the lands immediately to the north of St Patricks School into the development. These lands should be included within the red line of the application site and proposals to remove the existing palisade fence and provide new fencing around these lands and the existing school site should be submitted.

This open space should not form part of the overall open space requirement. These lands are to be made available for the use of St. Patricks National School only and should be clearly annoted on revised plans as such”.

 

Final Planning Condition Imposed by Fingal CC on grant of planning permission

 

Condition 4: The rectangular area measuring c.4544sqm to the north and immediately contiguous with St. Patricks Primary School shall be kept free from development, and shall be maintained to a satisfactory standard in accordance with the requirements of the Planning Authority. REASON: In order to allow for the future expansion of St. Patricks Primary School.

 

Argument from Dublin West Green Party

 

We believe that the response of Fingal CC and of the applicants to the requirement in section 4.3 & 4.4 of the 2008 Guidelines has been completely inadequate.

 

Over the last 5 years, there have been significant problems in the Greater Dublin Area in relation to shortages of school places at both primary and secondary level. These shortages have been covered extensively in the media and have reached crisis point in places such as Balbriggan, Ongar and in Diswellstown/Carpenterstown (the locality of the application). The reason that the 2008 Guidelines were introduced by the Minister for the Environment was to ensure that the habit of permitting large residential developments without any consideration of the availability of school places in the locality, was ended.

 

As noted above, the application itself acknowledges that local schools are at capacity at the moment. The application describes St. Patricks as a “new” school. We note that St. Patricks is now operating on its current site for 3 years and is already sending 6th classes to join local secondary schools.

 

Despite the lack of capacity in local primary schools, the only measure that it taken in the final grant of planning permission is that the 4544sqm land to the north of St. Patricks NS is to be kept free form future development. There is no guarantee that this land will ever be used for educational purposes. Indeed, nothing in the condition itself makes any reference to its use for educational purposes. There is nothing compelling the applicant to transfer the lands. Effectively, it could be left in perpetuity as open space.

 

It is clear from its original request for Additional Information – where it wanted the site to the north of St Patricks included within the development area itself – that Fingal CC had wanted a more robust means of ensuring that provision for extra education capacity would be made by the applicants.

 

In light of these concerns about the inadequate nature of the provision for education capacity in the area, which we argue fails to meet the requirements of the 2008 Guidelines, we argue in the first place that Fingal CC’s grant of planning permission should be overturned as premature.

 

As an alternative, we would request the Board attach a condition to the grant of planning permission requiring that the applicant enter into a S.47 agreement requiring that the use of the 0.4544 ha site that it be used solely for school use.

 

 

 

 

Last week for Appeals on Diswellstown Planning Permission

On the 6th October, Fingal County Council granted planning permission to Viscount Securities for the large proposed residential development on lands between St. Patrick’s NS, Diswellstown and the M50 – Application F08A/1425. 36 conditions were attached to the grant of planning permission.

 

The full text of the decision can be seen on the Fingal County Council website.

 

Persons wishing to appeal the grant of planning permission must do so to An Bord Pleanala within 4 weeks of the date permission was granted (6th October). Only the applicant, a prescribed body or someone who had earlier objected to Fingal County Council may make an appeal at this stage.

 

Persons wishing to appeal should consult the Bord Pleanala website for details on the costs of appeals and the form the appeal should take.

 

If you wish to discuss this or any other issue further, please feel free to contact me.

 

 

 

 

 

 

 

 

 

Press Release – Grant of planning permission in Diswellstown defies all logic – O’Gorman

 

11/10/09

 

 

Green Party West representative, Roderic O’Gorman has severely criticised the decision of Fingal County Council to grant planning for a major residential development in Diswellstown.

 

“This decision defies all logic. At a time when houses aren’t selling and we still have significant pressure on our local schools, Fingal County Council are giving planning permission for a major development of 438 residential units. The Diswellstown and Carpenterstown areas already experiences major traffic congestion and this new development will significantly add to this”, stated Roderic O’Gorman.

 

“While the Council has placed a wide range of conditions on the development, I do not feel they go far enough in addressing key concerns regarding traffic, school places and the over-all density of the proposal. I will be examining the decision and the conditions attached to see if there are grounds to appeal to An Bord Pleanala”, concluded Roderic O’Gorman.

 

 

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Time period for objections to Diswellstown development extended

 

 

I recently dropped leaflets in Bramley, Mulberry, Burnell Park and College Gate informing residents that ‘additional information’ had been submitted on the proposal by Viscount Securities to undertake a large residential development on the lands around St Patricks NS.

 

In the leaflet, I stated that observations/objections had to be submitted by Friday 28th.

 

Fingal County Council have subsequently clarified that the original information they circulated was incorrect and that submissions on the new information can be made up to 24th September.

 

Update on proposed development for lands behind St Patricks NS

 

Late last year, Viscount Securities sought planning permission for 538 new residential units on lands between St. Patrick’s NS, Diswellstown and the M50 – Application F08A/1425. Along with many residents, I objected to the hugely inappropriate scale of the proposal. The volume of objections led Fingal County Council to seek significant ‘additional information’ from the developer.

 

This additional information has now been supplied and deals with 12 areas where Fingal CC was seeking clarification. Among the points the developer has:

 

o   Reduced the proposed number of residential units from 538 to 450

o   Submitted a revised plan to deal with potential congestion at the entrance to St Patricks NS

o   Submitted a revised proposal regarding the internal lay-out and design of the development

 

However, the developer has made it clear that it will not at this stage hand over the vacant site in front of St Patricks NS for the use of the school, as was suggested by Fingal County Council. In light of the failure to address this issue, I will be resubmitting my objection to the development on behalf of the Dublin West Green Party.

 

Full detail of the additional information can be seen at the Fingal County Council offices in Blanchardstown or alternatively here.

 

Submissions or objections in light of this additional information should be made before Friday 28th August.

 

If you wish to discuss this or any other issue further, please feel free to contact me.

Fingal CC request for additional information on Diswellstown development welcome

Vacant site in front of St. Patricks NS, Diswellstown

Vacant site in front of St. Patricks NS, Diswellstown

I’m very pleased to see that Fingal County Council has submitted a very detailed request for additional information on the proposed development of 538 new residential units on a site behind St. Patricks National School in Diswellstow.

Additional information is being sought from the developers on twelve different grounds, focusing on many of the concerns that I and other residents raised in our objections to the development. The request for additional information can be seen on the PDF files linked at the bottom of this post.

The Council has highlighted the hugely inappropriate density of the development in an area which is not well served with public transport and called for the number of apartments to be reduced.

I’m particularly pleased to see that the Council has highlighted the limited capacity of local primary schools, including St. Patricks NS, to provide spaces for future residents of the development. This was an issue I raised in my own submission and one which now must be taken into account by local authorities due to recent changes in the Planning Guidelines by John Gormley, the Minister for Environment. As such, the Council has proposed that the vacant site in front of St. Patricks would be given over by the developer to the school.

The Council also highlighted my concern over the risks posed by having the development share its entrance with St Patricks NS through the roundabout on the Diswellstown Road. In order to address this, the Council have proposed that a set down area for pupils of the school could be constructed on the site in front of the school.

One negative aspect of the Councils call for further information is their request that the developer provide even more car-parking spaces for the commercial centre, on top of the 909 parking spaces already proposed. This can only serve to bring more traffic into the already congested Diswellstown area.

Obviously, I need to see what response the developer makes to this call for additional information. However I still remain very sceptical about the overall appropriateness of the development and its impact on existing residents of the area.

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Press Release – O’Gorman calls on Fingal County Council to reject ‘grossly unsuitable’ Diswellstown planning application

02/02/09

Green Party Castleknock ward candidate, Roderic O’Gorman has called on Fingal County Council to refuse planning permission for a major development of over 500 houses and apartments in Diswellstown.

“I have written to Fingal County Council, outlining my objection to this development. I think it is grossly unsuitable for the area in which it is proposed. 538 new houses and apartments in this location is completely unsustainable from the point of view of traffic and school places and will have a major impact on the quality of life of those currently living in the area”, stated Roderic O’Gorman.

“In my objection to Fingal County Council, I outlined a range of grounds under which I feel the planning application should be rejected, including traffic, road safety, the density of the proposal, the adequate supply of residential properties in the area and the lack of school places”.

“As regards school places, I do not feel that the applicant, Viscount Securities, have adequately shown that there are sufficient school places at primary level for future residents of the development. Under new guidelines recently introduced by the Minister for the Environment, it is recommended that planning applications for developments with more than 200 dwelling units should be accompanied by a report identifying the demand for school places likely to be generated by the proposal and the capacity of existing schools in the area to cater for such demand. I see no evidence that capacity exists at present in schools in the Carpenterstown area to cope with a major influx of new residents”.

“Further, the development gives rise to major road safety issues, particularly at the roundabout entrance to the proposed development on the Diswellstown Road. This entrance is currently used by St. Patricks National School. Due to the limited amount of parking available in the school grounds, this roundabout is extremely busy at school pick up and drop off times. I believe that the large volume of traffic generated by the proposed development, both during its construction and on its completion, will cause danger to school children and parents at this particular point”.

“I hope Fingal County Council will take note of the concerns raised by myself and many local residents in our objections and will refuse planning permission to this development”, concluded Roderic O’Gorman.

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Further Information
Roderic O’Gorman: 087 417 9777
rodericogorman@gmail.com

High resolution pictures of Roderic are available at: http://www.flickr.com/photos/rodericogorman/

Planning Objection to Fingal County Council

Ms. Lousie Murphy,
Senior Planner,
Planning Department,
Fingal County Council,
Grove Road,
Blanchardstown,
Dublin 15.
29/01/09

Re: Planning Application by Viscount Securities at Diswellstown (F08A/1425)

Dear Ms. Murphy,

I would like to submit an objection on the behalf of the Dublin West Green Party to the above planning application.

Yours sincerely

___________________

Roderic O’Gorman

Provision for Education
We believe that the planning application does to adequately demonstrate the existence of primary school places for future residents of the development. Under S.28 of the Planning & Development Act, 2000 the local authority is obliged to have regard to Ministerial Guidelines in the performance of its planning functions.

As part of the Sustainable Residential Development Planning Guidelines, published by the Minister for the Environment in December 2008, there is a requirement on planning authorities to ensure that no substantial residential development should proceed without an assessment of existing schools capacity or the provision of new school facilities at the same time as the development. Specifically, Chapter 4 states:

a) Schools
4.2 New residential communities can generate a demand for a significant number of new school places, particularly where families are attracted to the area. In such cases, it is vital to the process of supporting sustainable communities that the planning system facilitates the timely provision of new school buildings. Detailed guidance on planning for school provision through the development plan, local area plan and development management processes and the roles, responsibilities and specific actions to be taken in relation to forecasting future demand for school places is available in the Joint Code of Practice on Provision of Schools and the Planning System (August 2008).

4.3 No substantial residential development should proceed without an assessment of existing schools capacity or the provision of new school facilities in tandem with the development.

4.4 Within the development management process, it is recommended that planning applications for 200+ dwelling units should be accompanied by a report identifying the demand for school places likely to be generated by the proposal and the capacity of existing schools in the vicinity to cater for such demand. In very large-scale residential developments (say, 800+ units), planning authorities must consider whether there is a need to link the phased completion of dwellings with the provision of new school facilities.

The Carpenterstown area has been under extreme pressure regarding school places at primary level for the past 5 years. While the opening of Schoil Cholim has provided some relief, models of population increase in the area all show that existing schools are currently at capacity. As this planning application is well in excess of 200 units, Part 4.4 of the guidelines apply. We do not feel that the developer has adequately outlined the demand for school places that is likely to be created by the proposed development or proved that the existing schools will be adequate to meet this demand.

Traffic

We argue that the proposed development will add significantly to traffic congestion in the area which already suffers from major congestion on the two major routes into the City Centre – through Laurel Lodge or along the Carpenterstown Road. Planning permission has already been given for two other significant developments in this area, one on adjoining lands at Diswellstown and another on a site between Woodberry and College Park. Obviously, these also have the potential to increase traffic in the area. We have major concerns about the impact of another 900 vehicles from this proposed development on top of the current and hypothecated levels of traffic.
It also must be noted that significant delays are currently caused by the regular closing of the level crossing at Coolmine throughout the day, but particularly at the morning and evening rush hour. These delays will become progressively worse as the Maynooth line is upgraded and the spur to Dunboyne village is developed. We believe all these factors highlight that it would be unwise to add to the traffic problems of the area to such a large extent as is proposed at this stage.

Road Safety
Linked to the concern about traffic is a concern over road safety, particularly at the roundabout entrance to the proposed development on the Diswellstown Road. This entrance is currently used by St. Patricks National School. Due to the limited amount of parking available in the school grounds, this roundabout is extremely busy at school pick up and drop off times. We argue that the large volume of traffic generated by the proposed development, both during its construction and on its completion, will cause danger to school children and parents at this particular point.

Excessive Density
We believe that the density of the proposed development is excessive. We note that a previous application for over 800 units on the same location was previously rejected – F04A/1236. The large blocks of apartments of 4/5 stories would be significantly out of character with the surrounding estates of Mulberry and Burnell Park, all of which have two storey houses.

Oversupply of Residential Properties
Finally, we submit that the Dublin 15 area currently has an abundant oversupply of residential properties for sale or for rental. We do not see the need to increase the supply of housing in the area at the current time.

Press Release – O’Gorman congratulates St Patricks NS on Carbon Footprint Analysis

25/06/08

Green Party Dublin 15 representative, Roderic O’Gorman has congratulated the students and teachers of St. Patricks NS, Diswellstown on the way they have worked to reduce the schools carbon emissions. He was speaking at the launch of the schools Carbon Footprint Analysis.

“The Green Schools Committee in St. Patricks have done a fantastic job. Through their actions, they have implemented a three stream recycling system, with bins for organic, recyclable and landfill waste. The students have also been very active in persuading their parents assist them walk or cycle to school, rather than take the car. All these actions have contributed to a very low level of carbon emissions from the school. These kids are really leading the way in fighting climate change. The idea of a carbon audit for schools is really positive as it both allows them identify ways of being more environmentally friendly, but also save money”, stated Roderic O’Gorman.

“The audit also demonstrates the success of investing in shared facilities like St. Patricks NS, which also acts as a community facility for the Diswellstown area. This is shown by the fact that, even when compared with some of the most environmentally friendly schools in the UK, St. Patricks has a significantly lower rate of carbon emissions”.

“The Minister for Transport has recently announced his intention to allocate up to €2 million each year to assist the transport aspect of the Green Schools Programme. It is really important that we get as many children as possible out of the car and walking and cycling to school. The pupils and parents of St Patricks NS have demonstrated this is possible and I am pleased that the Government has committed to providing the money to support this”, concluded Roderic O’Gorman

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Further Information
Roderic O’Gorman: 087 417 9777
rodericogorman@gmail.com

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