SUBMISSION TO DRAFT FINGAL COUNTY DEVELOPMENT PLAN RE: LANDS AT CASTLEKNOCK VILLAGE CENTRE

Transcription

1 April 2016 SUBMISSION TO DRAFT FINGAL COUNTY DEVELOPMENT PLAN RE: LANDS AT CASTLEKNOCK VILLAGE CENTRE On behalf of: Lidl Ireland GmbH Submitted to: Planning & Strategic Infrastructure Department Fingal County Council

2 1.0 INTRODUCTION On behalf of Lidl Ireland GmbH the following submission to the proposed Draft Fingal County Development Plan is made in respect of lands at Castleknock Road, Castleknock Village, Dublin 15. In this context, the purpose of the current submission is to provide an overview of the Lidl Ireland GmbH development aspirations for their lands and to request that these be used to inform the final Plan. Where specific issues arise Lidl Ireland GmbH request that FCC consider proposing Amendments to the Draft County Development Plan to be put forward for the final round of public consultation. 2.0 SUBJECT LANDS The subject site (0.83 ha) is located in the centre of Castleknock Village, at the signalised junction of Castleknock Road and College Road. It is the last remaining significant development site in Castleknock. The site is made up of the rear garden curtilage of the old post office/village House, portions of the rear gardens of properties on Castleknock Road; a single storey commercial premises incorporating an existing flower shop and betting office (closed) together with its curtilage sheds and garden, a disused and dilapidated bungalow (known as Church View) and its curtilage and a small field with mature trees and hedgerows. The field to the rear of the site is overgrown. To the south, the site abuts the Castleknock Village and the Ashleigh Shopping Centres (with surface car-parking), a petrol filling station and some two-storey commercial buildings and a residential unit. To the southwest/ west, the site abuts the Castleknock Road. Access to the site is from Castleknock Road. To the northwest, the site abuts the rear gardens and communal parking area to the rear of nos. 1-4 Castleknock Road, the boundary is a mixture of fences and hedges and is undefined in places. To the north, the site abuts a narrow, tarmacadam driveway leading to a two-storey house ( Glenmalure ) set within its own large site. To the northeast, the site abuts a small area of public open space associated with the Castleknock Park housing estate. The map below shows the location of the Lidl site in the context of the surrounding area. 2

3 Castleknock Village SC 3

4 3.0 EXTANT PERMISSION - UXBRIDGE The lands have an extant planning permission for a large scale town centre development which was approved by Fingal County Council and An Bord Pleanala in 2010 (Reg. Ref: FW09A/0087/ Bord Ref: PL.06F ) and amended in 2011 under Reg. Ref: FW11A/0025/ Bord Ref: PL06F ). Lidl Ireland GmbH were granted an Extension of Duration of this permission in May 2015 (FW09A/0087/E1). Lidl are aware of the concerns of the local community in relation to the Uxbridge scheme. Many of these concerns about the scale of development are understandable in the context of the established village character of Castleknock and its suitability for town centre scale development. In this context, Lidl hoped to reduce the scale of the permitted Uxbridge scheme and to work with the planning authority to find a scale of development which strikes a balance between the historic village scale and character of Castleknock and the desire for a more sustainable use of scarce urban land. 4.0 CURRENT APPLICATION - LIDL A planning application was refused permission by Fingal County Council and An Bord Pleanala in 2014 (Reg. Ref: FW14/0065; Bord Ref: 06F ) on the basis of design, scale and mix of uses. Since then discussions have taken place with the planning department in relation to a revised scheme which meets Lidl requirements while also meeting the planners aspirations for this important village centre site. A revised planning application (Reg Ref No. FW16A/0006) was submitted by BMA Planning on behalf of Lidl Ireland GMBH in January The application submitted seeks approval for the provision of a mixed use scheme comprising 3 urban blocks and consisting of a supermarket, medical centre, restaurant/ café, shop units and residential units, Table 2.1 below is taken from the Planning Application Report. It is considered that this application strikes the balance between the commercial requirements and the requirements of the planning authority, in that the scheme:- (a) (b) (c) (d) (e) (f) Reduces the scale of development to a maximum of 3 storeys equivalent. Provides a supermarket (c1,295sq.m net) which meets Lidl requirements in terms of size, parking and servicing. Provides a high quality layout and design based on a new Lidl "urban" format. Provides a high quality streetscape which respects the setting of Castleknock village and the ACA objectives. Introduces a greater mix of uses including village scale residential element. Integrates with adjoining village centre sites and respects residential amenity of adjoining properties, as appropriate. 4

5 This application (Reg Ref No. FW16A/0006) is currently at the further information stage; a request for further information was made by the planning authority dated 8 th March A response is being prepared and will be submitted shortly. Table 2.1 development Proposed under Reg Ref No. FW16A/0006 Block A Unit Ground Floor GFA (sq.m) First Floor GFA (sq.m) Total GFA (sq.m) Shop Unit Shop Unit Shop Unit Unit 4 - Cafe Residential: -5 no. 3 bed Duplex -1no. 3 bed Duplex -1 no. 2 bed Apartment -1 no. 2 bed Apartment Total Block A 1380 Block B Shop Unit Medical Centre Total Block B 838 Block C Supermarket Shop Unit Total Block C 2678 TOTAL

6 5.0 OUTLINE OF RELEVANT PROVISIONS OF THE DRAFT FINGAL DEVELOPMENT PLAN AND AMENDMENTS SOUGHT 5.1 Zoning The Lidl lands are identified on Sheet No. 13 of the Draft Development Plan. See Zoning Map below. Under the Draft Plan the lands are zoned Town Centre. The zoning objectives are described as follows in Section 11.7 of the Draft Plan: ZONING OBJECTIVE TC TOWN CENTRE AND DISTRICT CENTRE Objective: Protect and enhance the special physical and social character of town and district centres and provide and/or improve urban facilities. Vision: Maintain and build on the accessibility, vitality and viability of the existing Urban Centres in the County. Develop and consolidate these Centres with an appropriate mix of commercial, recreational, cultural, leisure and residential uses, and to enhance and develop the urban fabric of these Centres in accordance with the principles of urban design, conservation and sustainable development. Retail provision will be in accordance with the County Retail Strategy, enhance and develop the existing urban fabric, emphasise urban conservation, and ensure priority for public transport, pedestrians and cyclists while minimising the impact of private car based traffic. In order to deliver this vision and to provide a framework for sustainable development, Urban Centre Strategies will be prepared for centres in accordance with the Urban Fingal Chapter objectives. The current Town/ District Centre Centre (TC) zoning of the site is appropriate and should be retained in the final Development Plan as it allows a wide range of uses suitable for this village centre location. 5.2 Specific Objectives The Development Plan Objectives for Castleknock Village are contained within Chapter 4 of the Draft Plan. There are 6 specific objectives which relate to Castleknock Village. At the pre-draft submission stage our client set out that they would be satisfied if the reference to the Castleknock Urban Strategy 2008 be removed from the set of specific objectives in the Draft Plan. Having reviewed the Draft Plan our client is happy that the reference to the 2008 Urban Strategy has been removed and that a specific requirement for the preparation of a New Urban Framework Plan for Castleknock has replaced it. The specific Castleknock Objectives in the Draft Plan are reasonable and relevant. These objectives should be retained in the final Development Plan. No amendment is sought. 6

7 5.3 Retail Policy In the Draft Development Plan Castleknock Village remains a Level 4 Small Towns and Village Centres; and Local Centres centre under the Fingal Retail Hierarchy. Level 4 Centres should generally provide for one supermarket ranging in size from 1,000-2,500 sq m with a limited range of supporting shops (low order comparison), supporting services, community facilities or health clinics grouped together to create a focus for the local population. This level of centre should meet the everyday needs of the local population and surrounding catchment. The appropriate retail formats for a centre at this level of the hierarchy are as follows: Lower Order Comparison (limited to a small number of shops meeting local needs) Supermarket The current application is consistent with the provisions of the Draft Development Plan in relation to retail uses and town centres. As a general point, we noted in the pre-draft submission the particular need for modern supermarket facilities in the Castleknock area. While accepting the intent and general sentiment of the description of Level 4 Centre above and acknowledging that it is stated as a general statement rather than prescriptive, we would suggest that the reference one supermarket is unnecessary and has potential to be misinterpreted. Similarly, the reference to the scale of the supermarket in this context is perhaps unnecessary given that any such proposals will be considered in accordance with the provisions of the over-riding Retail Planning Guidelines. We would ask Fingal County Council to consider these matters in the context of deliberations on the overall County Retail Strategy. 7

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9 6.0 CONCLUSION Lidl have sought a suitable site in the wider Castleknock area for a number of years and the decision to purchase the village centre site is confirmation to their commitment to establish a new store in the Castleknock area. The decision to commit to the village centre site is also their recognition of national and local government s commitment to directing new retail development to town and village centres. In terms of Lidl s aspirations for a Castleknock store, this means that out of centre alternatives are not feasible from a planning perspective. In terms of the forthcoming Draft Development Plan, our submission is as follows:- 1. Zoning: The current Town/ District Centre Centre (TC) zoning of the site should be retained as it allows a wide range of uses to be considered and no amendments are sought. 2. Castleknock Objectives: Our client is satisfied that the references to the Castleknock Urban Centre Strategy 2008 has been removed from the Draft Plan. The specific objectives in the Draft Plan are acceptable and no amendments are sought. 3. Retail Policy: It is considered that the Retail Policy should identify the need for modern supermarket facilities to serve the Castleknock area which is underprovided for this regard at present. We trust that you will take this submission into account in your deliberations. If you require any further information in relation to any aspect of the above please do not hesitate to contact us. BMA PLANNING April