Writings: Submissions by Ciarán Cuffe / Shanganagh / Woodbrook Glen Local Area Plan

Mr. Michael Gough

Director of Services
Economic Development and Planning Department,

Dún Laoghaire-Rathdown County Council

County Hall, Marine Road,

Dún Laoghaire 

8 September 2006 

Re: Woodbrook / Shanganagh Proposed Local Area Plan 

Dear Mr. Gough, 

It is wrong to consider development on these lands. They form part of a green belt or lung between Shankill and Bray. Allowing development on these lands will lead to intense development pressure on the remaining green areas to the south and west of Shankill and to the north and west of Bray.

Recent thinking on planning places an emphasis on retaining the distinct identities of existing towns and villages. Allowing the greenbelt to be developed will create urban sprawl. It lead to the loss of the distinctive sense of place and identity of both settlements.

These areas were rezoned in 2004 to provide more land for housing. We now know that a substantial proportion of new home completions in the County consist of infill development, and the need to develop de facto green belt lands such as these is reduced. 

The wrong lands are being proposed for development, and the Council should reconsider this flawed proposal. However, if the lands are to be developed we suggest the following: 

Consultation

More detailed community consultation should take place prior to the detailed planning of the area. This could consist of a ‘planning for real’ workshop conducted over a weekend in the autumn in a location close to the Plan area, so that the adjoining residents can contribute their views and ideas to the plan. 

Flora and Fauna

Existing hedgerows and field boundaries should be retained. Wildlife habitats should be surveyed and this information used to inform the detail of the neighbourhood framework plan.

The existing trees should be surveyed and protected, particularly during the construction phase.

Greater protection should be given to the existing pond. It may be appropriate to incorporate a wildlife area for some distance around the pond’s perimeter. 

Education

Sufficient lands should be provided for future secondary schooling needs of this expanding urban area. 

Housing

A clear objective must be made to provide 10% social and 10% affordable housing on these lands. Most young people can simply not afford housing within the County. 

Built Form

A more legible built form should be provided for the lands. The current proposal for both curved roads and a diagonal green axis are confusing. Indicative three-dimensional modelling should be provided, as well as perspective drawing showing options for development. 

Transport

The proposed bus lane /walkway / cycleway is highly controversial. The Council should provide an example of where such a facility works well in practice prior if it is intended to include one in the plan, or else drop the proposal altogether for a new road running through Shanganagh Park.

It seems inappropriate to propose a DART / Luas / Bus station beside a cemetery and a golf course. This juxtaposition will attract anti-social behaviour and vandalism. The land uses should be reconsidered at this location.

Public transport and the slow modes must be prioritised within the Plan. 

Area for Development

The zoned lands at Woodbrook have a confusing and difficult shape. They are distant from both Bray and Shankill.  The Council should reconsider the appropriateness of these lands for development.  

Energy Use

The Council should set high targets for energy performance for any buildings within the Plan area. The Council should also encourage the use of environmentally friendly materials in the construction of such buildings. 

Amenities

Clear proposals should be incorporated into the Plan for the improvement and upgrading of park facilities for people of all ages prior to the occupation of new housing units.

I request that you acknowledge this submission in writing.

Sincerely,

www.www.Ciarán Cuffe.com