Writings: Submissions by Ciarán Cuffe / Tara Towers

15 September 2006

The Dublin City Planning Officer
Dublin City Council
Civic Offices, Wood Quay
Dublin 8

Observation re. Planning Application 4653/06 Tara Towers Hotel and nos. 221,219,217,215,213,211,209,207,205 Merrion Road (inclusive of Llandaff Terrace and Llandaff House and St. Columcille's House) at Merrion Road and Bellevue Avenue, Dublin 4. Applicant Radora Developments Ltd

Dear Sir,

I write to request that this Planning Application be refused permission as it is premature pending the completion of a building height study by Dún Laoghaire Rathdown County Council.

Overlooking
The proposed development would significantly overlook existing homes at Dornden Park, Bellevue Court and Trimleston Avenue, and would reduce the level of amenity offered to the existing residents.

Traffic
This proposal would bring a significant increase in traffic to the area. I note that the applicant proposes the addition of a third traffic lane to the Rock Road. This would cause immediate difficulties to pedestrians crossing the road, and to cyclists. The Mobility Management plan is inadequate. It contains proposals for orbital rail and fare discounts, and for a shuttle bus to the Luas. These traffic proposals should be grounded in reality, and appear to be unenforceable. In addition the junctions at the Rock Road and Merrion Road and the Rock Road and Strand Road are already near capacity. This proposal would place more cars on roads that are not designed to handle this amount of traffic.

Amenity
The development would cause a dramatic and abrupt change in the character of this residential area that is predominantly low-rise in character. Placing a building that would be 107 metres tall (half the height of the Pigeon House chimneys, and taller than the O’Connell Street Spire) beside two story homes would dramatically change the quality of peoples’ lives.

Drawing presentation
It is exceedingly difficult to assess this Planning Application as the drawing titles are hidden in the fold. This is a significant deficiency and makes it difficult for professionals and practically impossible for the layperson to understand the building proposal for this site.

Built Heritage
Llandaff Terrace is a residential conservation area. It is odd that the properties were not fully inspected and assessed prior to a proposal for demolition. I note that the proposed development would have a negative impact on the nearby Protected Structures.

I welcome the lower energy use proposals within the application but suggest that they be presented in more detail in order that they can be adequately assessed.

I enclose a cheque for twenty Euro and ask that you acknowledge this submission in writing.

Sincerely,


Ciarán Cuffe TD