Press Release: Dún Laoghaire 11 May 2006

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Green Party Calls for Wildlife Protection in Loughlinstown

Ciarán Cuffe TD has made the following submission in regard to a Planning Application for apartments in Loughlinstown.

Permission for the development - Ref. D06A/0070 - was refused by Dún Laoghaire Rathdown Council and was been appealed to An Bord Pleanála on the 11^th of April 2006 by the developer.

The applicant’s name is Astondale Construction Limited and the description of the development is as follows:

Residential scheme on a site of 1.16 hectares, approximately, identified primarily as lands adjacent to St. Columcille's Hospital.  The site is bounded by Riverdale Lodge and adjoining dwellings to the north; the N11 slip road to the east; Saint Colcumcills Hospital lands to the south east, woodland to the south; and by the Loughlinstown River to the west.  The development will consist of; the construction of a two, three and four storey over basement residential building (5,756 sq. m gross floor space), organized in 3 no. linked blocks (referred to as Blocks A, B and C), comprising 61 no. units (including terraces, roof garden and balconies) consisting of 21 no. 1 bedroom apartments, 34 no. 2 bedroom apartments and 6 no. 3 bedroom apartments; a 2,136 sq. metre basement principally comprising 69 no. car parking spaces, associated refuse areas, bicycle parking and plant rooms; provision of new pedestrian and vehicular access gates off the N11 slip road; changes in level; boundary treatments; all hard and soft landscaping; internal road and pathways; pedestrian linkages; lighting; site services and all other associated site development works above and below ground.  A new vehicular and pedestrian entrance will be created at the eastern boundary of the site, from the existing slip road, off the N11 Dual Carriageway.

Local Green Party TD Ciarán Cuffe stated:

“We’re not against development, but we are in favour of protecting wildlife. Ideally we want to see a Special Amenity area Order drawn up to protect the wildlife of the Loughlinstown river valley”

Cllr. Tom Kivlehan added:

“We want the Council to speed up the preparation of the Local Area Plan for Cherrywood and Loughlinstown. This Plan was promised two years ago, butt we’re still waiting for it to see the light of day”

Ciaran Cuffe’s submission to the Bord states:

Premature Nature of Development

The Local Authority has committed itself to preparing a Local Area Plan for the Cherrywood / Loughlinstown Area. It is premature to consider a development of this scale prior to the making of the Local Area Plan.

Intensity of Development

The amount of units being sought on the site is too high. I strongly support the Higher Density Guidelines, but this Application’s proposal to place so many units on the site will adversely affect the neighbouring residential area. In addition such high densities on a north-west facing slope may result is some units having insufficient daylight and sunlight, particularly at the lower levels. I am particularly concerned that some of the units on the lowest level above the car park may be at risk of pollution from fumes entering from the car park through the windows that face the hillside. The total amount of units could be reduced by way of planning condition. 

Overshadowing / Overlooking

The proposed development will significantly overlook and overshadow existing homes in Loughlinstown as mention in the Local Authority’s planning report. Reducing the height of the proposed development and the amount of units might assist in reducing the degree of overshadowing and overlooking. 

Traffic / Access

The proposed access to apartments along an “avenue” from the slip road off the Loughlinstown dual carriageway may be dangerous for both vehicles and pedestrians. There is inadequate parking for the number of proposed units which may result in dangerous on street parking both on the “avenue” and slip road. It is of course preferable, as part of a sustainable transport policy, to encourage residential and office developments to use public transport by in part decreasing available parking spaces. However the present reality is the area of the proposed development is under-serviced by public transport and will continue to be in the foreseeable future (notwithstanding the proposed LUAS Cherrywood stop). 

Flooding

The proposed development may increase the run-off to the Loughlinstown River. This could increase the risk of flooding. 

Amenity, Flora and Fauna

This area would be ideal for a Special Amenity Area Order due to the surrounding mature woodland and riverside location. Building on this site might unduly restrict access to the riverbank and might make it difficult to consider the development of a public amenity in the location in the future.  The Loughlinstown River currently has a population of wild trout. There is a badger set on the right bank of the river just upstream from this location. In addition Dún Laoghaire Rathdown Wildlife Officer has confirmed that the proposed site is home to other mammals such as Bats, Otters (both nationally protected species) Foxes and important indicator bird species such as Kingfishers and Herons. The habitat of this wildlife will be adversely affected by the proposed development. I was disappointed that the Local Authority’s planning report did not consider the impact of this development on the existing biodiversity of the area.