Proposed Student Accommodation Development
|
|
- Sybil Allison
- 5 years ago
- Views:
Transcription
1 Statement of Response to the Notice of Pre- Application Consultation Opinion Former "Matts of Cabra" public house and lands to the rear, Fassaugh Avenue, Cabra, Dublin 7 Proposed Student Accommodation Development Prepared for Labinies Limited by IMG Planning Limited 75 Fitzwilliam Lane Dublin 2 January 2018
2 1. Introduction Following consultations with Dublin City Council, a request to enter into preapplication consultations with An Bord Pleanála was submitted on 19 October 2017 and a subsequent consultation meeting was held on 21 November The Board issued a Notice of Pre-Application Consultation Opinion on 11 December 2017, which states that the Board is of the opinion that the documents submitted with the request to enter into consultations require further consideration and amendment to constitute a reasonable basis for an application for strategic housing development. The five items were identified to be addressed were: The scale, form, massing, elevational treatment/expression and finishes of the proposed development; The proposed retail element of the scheme, in particular relating to public accessibility and their availability for use by the wider public; The quality, functionality and accessibility of proposed open space; The internal layout of the proposed development, having particular regard to the extent of communal facilities concentrated at basement level with limited natural light; and Drainage details require further examination having regard to the Pre- Connection Enquiry Report of Irish Water. The Board also requested, pursuant to article 285(5)(b) of the Planning and Development (Strategic Housing Development) Regulations 2017, the provision of the following specific information: 1. A schedule of the proposed floor areas relative to the Development Plan standards, as set out in Section of the Dublin City Development Plan Colour coded drawing indicating individual clusters within the student accommodation scheme. 3. Additional photomontages and cross sections showing the proposed development from various vantage points in the public realm. 4. Lighting Plan. 5. Construction Management Plan. 2. Response to Issues Raised in the Board s Notice of Pre-Application Consultation Opinion The following sets out how the applicant has addressed the issues raised in the Board s Notice of Pre-Application Consultation Opinion, with reference to the Architectural Design Statement prepared by DMOD Architects submitted with the application, to ensure the subject application constitutes a reasonable basis for an application for strategic housing development. and lands to the rear, Fassaugh Avenue, Cabra, Dublin 7. Page 2
3 2.1 Item No. 1: The scale, form, massing, elevational treatment/expression and finishes of the proposed development The Board stated: Further consideration and/or justification of the documents as they relate to the scale, form, massing, elevational treatment/expression and finishes of the proposed development, having regard to the context of this elevated site within an established residential area. The further consideration of these issues may require an amendment to the documents and/or design proposals submitted at application stage. On foot of the comments in the Board s Notice of Pre-Application Consultation Opinion, there has been a comprehensive reconsideration of the proposed development: The overall architectural expression has been changed through the introduction of different and varied external materials and more variety in building form and massing. The height of the building onto Fassaugh Avenue has been reduced in and the general roofscape has been modified to include a roof garden for student amenity The uppermost levels of the building blocks have been substantially remodelling to address potential overlooking and mitigate the visual impact of the buildings. The total number of bedspaces has been reduced from 225 no. as contained in the pre-application documentation to 208 no. Consultation Planning Application and lands to the rear, Fassaugh Avenue, Cabra, Dublin 7. Page 3
4 Consultation Planning Application The massing for each block have been modified, has assisted to change the perception of the scheme - the building onto Fassaugh Avenue has been redesigned as a four storey with roof garden over; the uppermost floor along the length of the eastern elevation has been remodelled through the introduction of set backs and carefully considered window positions allowing lateral views only to provide variety that reduces the potential for overlooking A variety of complementary brick colours, combined with a flat panel detail at the window reveals have been introduced into the elevations along the length of the facades that assists in modulating the various buildings forms, presenting greater variety and interest as one transitions from the main street into the campus. and lands to the rear, Fassaugh Avenue, Cabra, Dublin 7. Page 4
5 The uppermost level of the internal street elevation has been remodelled along its length, combining building set-backs and projected aluminium and opaque glass boxes. 2.2 Item No. 2: The proposed retail element of the scheme, in particular relating to public accessibility and their availability for use by the wider public The Board stated: Further consideration and/or justification of the documents as they relate to the proposed retail element of the scheme, in particular relating to public accessibility and their availability for use by the wider public. The further consideration of these issues may require an amendment to the documents and/or design proposals submitted at application stage. The total retail floor area has been increased from sq. m. as contained in the pre-application documentation to sq. m. It is noted that the retail component of the development granted planning permission by Dublin City Council under register reference 3420/16 was sq. m. The retail floor space is arranged over three levels in Block A, (basement, ground and first floor) and over two levels in Block C (basement and ground floor) and will be accessible to the general public as well as being a facility for the student population. The entrance area to the development has been redesigned to be open and the proposed gates been removed and replaced with mechanically retractable bollards. The objective is to generate a sense of activity and interest at the entrance to the site and the south facing orientation optimises the use of proposed outdoor seating areas. 2.3 Item No. 3: The quality, functionality and accessibility of proposed open space The Board stated: Further consideration and/or justification of the documents as they relate to the proposed open space provision and public realm. In this regard, the documents should clearly show that the proposed open space is comprised of high quality, functional and accessible areas. In addition, further justification of the documents as they relate to connectivity between the proposed development and the public realm should be included, including justification for the proposed gateway. The further consideration of these issues may require an amendment to the documents and/or design proposals submitted. and lands to the rear, Fassaugh Avenue, Cabra, Dublin 7. Page 5
6 The external shared communal area at ground level within the site is a shared leisure space accessible to the residents and includes areas in and around the reception hub, particularly on the western side along the railway line as outdoor leisure space and barbeque areas, which benefits from a western orientation and is which on the other side of the proposed buildings from the existing residential houses to the east of the site. The shared-surface strategy for the internal street is a crucial component of the landscape design approach for the site. Pedestrians, cyclists and cars will all use the same space that results in slower and safer speeds and also requires less area of paved surface. This has allowed the inclusion of privacy buffer planting for the bedrooms at ground floor and enhanced planting elsewhere within the space. The overall landscape approach is to draw the verdant nature of the railway corridor into the site and improve upon it, leading to a relatively green site notwithstanding the urban-level density of the proposed development. This planting continues through to the front of the site to alleviate the hardscape character of the public realm in this area and to create a positive impact of the development for the surroundings. A roof garden on the uppermost level of Block A is proposed and is accessible from a lift core that connects vertically with the amenity areas at basement level. In regard to the connectivity between the proposed development and the public realm, as has been explained, the site is a linear, east west in orientation and runs parallel to the railway line and between the railway cutting and an established residential area. Accordingly, the site is essentially a cul-de-sac. Every effort however has been made to design a street frontage with colour and activity to physically and visually connect the new development with the local streets. The proposed active retail frontages street level onto Fassaugh Avenue and the active ground level it creates that is not exclusive to residents but is also accessible to the public, will form an integral element of the local centre of this part of Cabra. 2.4 Item No. 4: The internal layout of the proposed development, having particular regard to the extent of communal facilities concentrated at basement level with limited natural light The Board stated: Further consideration and/or justification of the documents as they relate to the internal layout of the proposed development, having particular regard to the extent of communal facilities concentrated at basement level with limited natural light. The further consideration of these issues may require an amendment to the documents and/or design proposals submitted at application stage. and lands to the rear, Fassaugh Avenue, Cabra, Dublin 7. Page 6
7 The extent and depth of the lightwells to the basement level along the western elevation of Blocks A and B have been substantially increased from those indicated in the pre-application consultation documentation. These now generously sized lightwells facilitate natural daylight to the common rooms and study rooms within the basement. The shared amenity space includes the main reception area and management suite, which can be used by students to meet and socialise and includes a first floor dual aspect mezzanine area that overlooks the railway line and forms an integral part of the welcome area for incoming students. The reception connects directly into the main shared amenity space at basement level, which is arranged in a split level linear plan with multiple vertical connections through the blocks to the student accommodation. The layout of the amenity space has the benefit of the south and west facing light-wells that provide interesting light and aspect into what are carefully considered, fully glazed, planted and paved areas. The study areas and common room in the basement that require daylight are located along the western side of the basement, whereas those uses requiring limited aspect and daylight, e.g. kitchen area, cinema, TV room and the gym are located on the eastern side of the basement area. 2.5 Item No. 5: Drainage details require further examination having regard to the Pre-Connection Enquiry Report of Irish Water The Board stated: Drainage details require further examination having regard to the Pre-Connection Enquiry Report of Irish Water dated 21 st March 2017 submitted by the prospective applicant as part of the Section 5 Pre-Application Consultation request. McElroy Associates received the Pre-connection Enquiry Report from Irish Water on 21 March Following receipt of the Pre-connection Enquiry Report a meeting was arranged with Conor McCarey, Senior Design Engineer, Irish Water and Peter Glynn, Executive Engineer, Dublin City Council. The meeting took place at the offices of Dublin City Council on 2 May Enda Byrne attended the meeting on behalf of McElroy Associates, the Consulting Engineers for the project. The purpose of the meeting was to agree in principle the drainage arrangements for the proposed development. The minutes of the meeting with Irish Water and Dublin City Council are reproduced in Appendix G of the Engineers Drainage Report, prepared by McElroy Associates which accompanies the application for planning permission. These minutes were ed to the attendees after the meeting. The key points from this meeting are summarised below: The proposed arrangement is acceptable to Irish Water. All aspects of the work should be carried out in accordance with the Codes of Practice published by Irish Water and lands to the rear, Fassaugh Avenue, Cabra, Dublin 7. Page 7
8 Irish Water require that 24 hour foul storage capacity be provided upstream of the foul pumping station Both Dublin City Council and Irish Water stated that the pumped pipelines from the site would not be taken in charge by the Council or Irish Water. These parts of the drainage infrastructure must be maintained by the developer New gravity sewers would need to be constructed between the new Rising Main Discharge Manholes to be located on Fassaugh Avenue and the existing sewers on Carnlough Road Irish Water commented that once agreement on all issues, including cost, was reached with the developer, Irish Water would carry out the construction of the new foul sewer from the new Foul Rising Main Discharge Manhole on Fassaugh Avenue to the existing foul sewer on Carnlough Road Details of the proposed drainage arrangements agreed with Irish Water and Dublin City Council are described in the Engineers Drainage Report and shown on the drawings prepared by McElroy Associates submitted with the application. McElroy Associates intend to engage with Irish Water and the Dublin City Council Drainage Department post-planning and agree all drainage connection details with them. It is the applicant s intention to comply fully with the Irish Water and Dublin City Council Drainage Department requirements for drainage works. The means by which the foul and surface water drains from the site would be routed to the west side of the railway cutting have been discussed with Nick West, Senior Track and Structures Engineer, Irish Rail. In principle Irish Rail will permit drainage rising mains from the site to be installed under the railway tracks. The approval process for undertrack crossings is set out in the Irish Rail document Technical Management Standard CCE-TMS-344 Requirements for Undertrack Crossings and Pressure Pipelines. Post-planning, McElroy Associates intend to engage with Irish Rail to agree the details of the proposed undertrack crossing in accordance with Technical Management Standard CCE-TMS-34. It is the applicant s intention to comply fully with the Irish Rail requirements for such works. and lands to the rear, Fassaugh Avenue, Cabra, Dublin 7. Page 8
9 3. Statement of Response to Specific Information Required The following sets out how the applicant has addressed the Board s request for additional specific information in respect of the proposed development A schedule of the proposed floor areas relative to the Development Plan standards, as set out in Section of the Dublin City Development Plan 2016 Schedules of the overall development and the floor areas of the proposed student accommodation relative to the standards in the Dublin City Development Plan have been prepared by DMOD Architects and are submitted with the application. 3.2 Colour coded drawing indicating individual clusters within the student accommodation scheme The individual clusters within the student accommodation scheme have been colour coded on the floor plans submitted with the application AP0103, AP0104, AP0105, AP0106 and AP Additional photomontages and cross sections showing the proposed development from various vantage points in the public realm Photomontages and CGI views of the proposed development prepared by DMOD Architects are submitted with the application. 3.4 Lighting Plan A lighting plan is submitted with the application see drawing Exterior Site Lighting prepared by RM Breen Associates and drawing DN Landscape Masterplan prepared by Bernard Seymour Landscape Architects 3.5 Construction Management Plan An Outline Construction Management Plan prepared by DCON Safety Consultants Limited is submitted with the application. and lands to the rear, Fassaugh Avenue, Cabra, Dublin 7. Page 9
10 4. Conclusion This document sets out how the items outlined in the pre-application consultation opinion from An Bord Pleanála in relation to the proposed student accommodation development on the site have been addressed in full by the applicant and design team prior to lodgement of the application to the Board. The layout and design changes incorporated into the final scheme are considered to result in improvements to the overall development and ensure that a high-quality development will be provided. It is therefore submitted that the proposed development is consistent with the proper planning and sustainable development of the area, and is consistent with all relevant national, regional and local planning policies and guidelines. and lands to the rear, Fassaugh Avenue, Cabra, Dublin Page
Statement of Consistency with Planning Policy. Proposed Student Accommodation Development. January 2018
Statement of Consistency with Planning Policy Former "Matts of Cabra" public house and lands to the rear, Fassaugh Avenue, Cabra, Dublin 7 Proposed Student Accommodation Development Prepared for Labinies
More informationDescription Details submitted pursuant to discharge of condition 5 (Design Code) attached to planning permission 13/01729/OUT.
ITEM 9 Application Number: 18/00266/DISCON Description Details submitted pursuant to discharge of condition 5 (Design Code) attached to planning permission 13/01729/OUT. AT The Point, 602 Midsummer Boulevard,
More informationNewcourt Masterplan. November Exeter Local Development Framework
Newcourt Masterplan November 2010 Exeter Local Development Framework Background The Exeter Core Strategy Proposed Submission sets out the vision, objectives and strategy for the development of Exeter up
More informationBel-Air Lexus Automobile Service Station
Bel-Air Lexus Automobile Service Station Design Brief 443-447 McArthur Avenue Ottawa April 30, 2015 14-1299-MCA Site Details Application: Site Plan Control Legal Description and Municipal Addresses: 443
More informationCambridge. West Cambridge site. What is a Shared Facilities Hub? Welcome
Cambridge West Cambridge site What is a Shared Facilities Hub? Welcome Thank you for taking the time to attend our public exhibition on proposals for the Shared Facilities This will be a landmark building
More informationChapter 2: OUTLINE PLANNING APPLICATION PROPOSALS. A New Garden Neighbourhood Matford Barton 17
Chapter 2: OUTLINE PLANNING APPLICATION PROPOSALS A New Garden Neighbourhood Matford Barton 17 2.1. SUMMARY AND STATUS OF THE PROPOSALS 2.1.1. The parameter plans and associated wording in this chapter
More informationWelcome to our public exhibition
About our development Welcome to our public exhibition This exhibition gives you the chance to view and comment on our proposals for a new residential development of 165 high-quality homes, along with
More informationFormer North Works, Lickey Road, Longbridge, Birmingham
Committee Date: 14/11/2013 Application Number: 2013/06431/PA Accepted: 27/08/2013 Application Type: Full Planning Target Date: 26/11/2013 Ward: Longbridge Former North Works, Lickey Road, Longbridge, Birmingham
More information(DC1) Direct Development Control Provision DC1 Area 4
. General Purpose (DC) Direct Development Control Provision DC Area 4 The purpose of this Provision is to provide for an area of commercial office employment and residential development in support of the
More informationApplication Recommended for Approval Hapton with Park Ward
Application Recommended for Approval Hapton with Park Ward APP/2017/0036 Outline Planning Application Outline application for the construction of a new 3 bedroom dwelling (with all matters reserved for
More informationFormer Temple Cowley Pools, Oxford TEMPLE COWLEY LIBRARY * ELEVATION SHOWN IS INDICATIVE AND SUBJECT TO FINAL DESIGN AND AGREEMENT.
OPEN SPACE TEMPLE COWLEY LIBRARY library beyond Proposed apartments Proposed apartments Proposed houses Temple Road * ELEVATION SHOWN IS INDICATIVE AND SUBJECT TO FINAL DESIGN AND AGREEMENT. * Welcome
More informationACU DEVELOPMENT PLAN OBJECTION RESPONSE
Inappropriate location for consolidation of ACU campus Intentions for remaining ACU land unknown; residents would like to see a full master plan of all ACU sites proposed for the next 10-15 years ACU has
More informationELMVALE ACRES SHOPPING CENTRE MASTER PLAN
ELMVALE ACRES SHOPPING CENTRE MASTER PLAN Contents 1.0 INTRODUCTION... 2 2.0 LOCATION... 2 3.0 EXISTING CONTEXT... 2 4.0 VISION & GUIDING PRINCIPLES... 2 5.0 LAND USE AND BUILT FORM... 4 5.1 St. Laurent
More informationSOUTH CAMBRIDGESHIRE DISTRICT COUNCIL. Executive Director (Operational Services) Corporate Manager (Planning and New Communities)
SOUTH CAMBRIDGESHIRE DISTRICT COUNCIL REPORT TO: Planning Committee 12 January 2011 AUTHOR/S: Executive Director (Operational Services) Corporate Manager (Planning and New Communities) Notes: S/1848/10
More informationWelcome to the Oakridge Centre Open House
Welcome to the Oakridge Centre Open House Why is the City hosting this event? This open house is to inform you of a rezoning application submitted to the City of Vancouver to amend the existing CD-1 (Comprehensive
More informationMEETING OF DÚN LAOGHAIRE-RATHDOWN COUNTY COUNCIL 7 TH JULY 2014 PROPOSED HOUSING DEVELOPMENT, CLONTIBRET HOUSE, FRASCATI ROAD, BLACKROCK, CO.
MEETING OF DÚN LAOGHAIRE-RATHDOWN COUNTY COUNCIL 7 TH JULY 2014 PROPOSED HOUSING DEVELOPMENT, CLONTIBRET HOUSE, FRASCATI ROAD, BLACKROCK, CO. DUBLIN IN ACCORDANCE WITH PART 8, ARTICLE 81 OF THE PLANNING
More informationGREENFORD HALL & ADJOINING LAND
GREENFORD HALL & ADJOINING LAND CONTENTS 1. Introduction 1. Introduction 2. Urban Context 2.1 The Site and Surroundings 2.2 Urban Context Map 2.3 Access and Movement 3. Planning Context 3.1 Planning History
More informationNew-Cast Mixed-use Development Proposal King Street West, Newcastle, Ontario
URBAN DESIGN BRIEF New-Cast Mixed-use Development Proposal King Street West, Newcastle, Ontario TABLE OF CONTENTS: 1.0 Executive Summary 2.0 Creating Vibrant and Sustainable Urban Places: Excerpts from
More informationFORMER CANADIAN FORCES BASE (CFB) ROCKCLIFFE SECONDARY PLAN. Official Plan Amendment XX to the Official Plan for the City of Ottawa
FORMER CANADIAN FORCES BASE (CFB) ROCKCLIFFE SECONDARY PLAN Official Plan Amendment XX to the Official Plan for the City of Ottawa 1 INDEX THE STATEMENT OF COMPONENTS PART A THE PREAMBLE PAGE Purpose...
More information1. Welcome. Background
1. Welcome The purpose of this exhibition is to provide you with an update on progress on the Kilnwood Vale Scheme. In order to improve the scheme and deliver key facilities earlier in the development,
More informationURBAN DESIGN BRIEF URBAN DESIGN BRIEF 721 FRANKLIN BLVD, CAMBRIDGE August 2018
URBAN DESIGN BRIEF URBAN DESIGN BRIEF 721 FRANKLIN BLVD, CAMBRIDGE August 2018 DESIGN BRIEF CONTENTS PART A 1.0 INTRODUCTION 2.0 DESCRIPTION & ANALYSIS OF SITE CONTEXT 3.0 DESIGN CONSTRAINTS AND OPPORTUNITIES
More informationPHASE III: Reserved Matters Submission
Statement of Compliance with the outline approval for the proposed residential development of land at: BURGES LANE, WIVELISCOMBE PHASE III: Reserved Matters Submission Foreword Contents: This Statement
More informationApplication Guide. Should you have any questions on the Outline Application please contact:
Application Guide Application Guide This guide describes the structure of the Outline Application, explains the different documents that have been submitted with it and identifies what will happen next.
More informationDerry City and Strabane District Council Planning Committee Report
Derry City and Strabane District Council Planning Committee Report COMMITTEE DATE: 23 rd March 2016 APPLICATION No: APPLICATION TYPE: PROPOSAL: LOCATION: APPLICANT: LA11/2015/0395/F Residential Development
More informationdesign & access statement Proposed Erection of 68 Bedroom Hotel and Restaurant with Associated Landscaping
Proposed Erection of 68 Bedroom Hotel and Restaurant with Associated Landscaping Promenade, design & access statement lawrencemcphersonassociates 6 new road, ayr, ka8 8ex On Behalf of July 2015 CONTENTS
More informationStatement of Community Involvement LAND OFF SOUTHDOWN ROAD HORNDEAN, HAMPSHIRE
LAND OFF SOUTHDOWN ROAD HORNDEAN, HAMPSHIRE CONTENTS Page 1. Introduction 3 2. Pre-application Discussions 4 3. The Consultation Process 5 4. Consultation Feedback 7 5. Responses to Consultation Feedback
More informationStatement of Consistency with Planning Policy
Statement of Consistency with Planning Policy In respect of PROPOSED MIXED USE DEVELOPMENT AT THE FORMER CIE LANDS, 2-4 CARNLOUGH ROAD, CABRA, DUBLIN 7 Prepared by John Spain Associates On behalf of CREKAV
More informationReport Author/Case Officer: Joanne Horner Contact Details:
APP 04 Application Number: 16/00140/FUL Other Two storey side extension to existing dwelling and formation of hard standing to provide parking for number 54 (Resubmission of withdrawn application 15/02852/FUL)
More information3.1 The hybrid planning application proposes the following description of development:
CHAPTER 3: PROPOSED DEVELOPMENT 3.1 The hybrid planning application proposes the following description of development: Hybrid (part-outline/part-full) planning application for a single composite development
More informationappendix and street interface guidelines
appendix five: building and street interface guidelines appendix 5 building and street interface guidelines BOULEVARDS Boulevards are generally characterized by higher levels of traffic movement at higher
More informationWelcome. Proposals for land at Smug Oak Lane BRICKET WOOD
Proposals for land at Smug Oak Lane BRICKET WOOD Previous Linden Homes and Wates Developments scheme Welcome Welcome to Linden Homes and Wates Developments public exhibition. Working together as joint
More informationYour ref: 1608 My ref: PA16/03150/PREAPP Date: 7 December 2016
Redesign Architecture Ltd The Workbox Fourth Floor PZ360 St Marys Terrace Penzance Cornwall TR18 4DZ Your ref: 1608 My ref: PA16/03150/PREAPP Date: Dear Sir/Madam Pre-application enquiry reference Proposal
More informationBROADWAY-ARBUTUS POLICIES. Adopted by City Council on July 7, NOTE: To be considered in combination with applicable guidelines
50 City of Vancouver Land Use and Development Policies and Guidelines Community Services, 453 W. 12th Ave Vancouver, BC V5Y 1V4 F 873.7344 fax 873.7060 planning@city.vancouver.bc.ca BROADWAY-ARBUTUS POLICIES
More informationLand Use Amendment in Southwood (Ward 11) at and Elbow Drive SW, LOC
2018 November 15 Page 1 of 10 EXECUTIVE SUMMARY This land use amendment application was submitted by Rick Balbi Architect on 2017 August 31 on behalf of Sable Developments Ltd, and with authorization from
More information[PLANNING RATIONALE] For Site Plan Control and Lifting of Holding Zone By-Law 101 Champagne Avenue. May 23, 2014
[PLANNING RATIONALE] For Site Plan Control and Lifting of Holding Zone By-Law 101 Champagne Avenue May 23, 2014 Contents 1.0 Introduction... 2 2.0 Site Context... 2 2.1 Adjacent Uses... 2 Figure 1: Site
More informationDRAFT Northeast Quadrant of Kipling Avenue and Highway 7 DRAFT AUGUST 29, Goals Land Use. The goals of this Plan are to:
AUGUST 29, 2017 12.15 Northeast Quadrant of Kipling Avenue and Highway 7 12.15.1 Goals 12.15.2 Land Use The goals of this Plan are to: 12.15.2.1 General Provisions: a) Ensure the development of a compact
More informationCITY CLERK. Consolidated Clause in North York Community Council Report 8, which was considered by City Council on October 26, 27 and 28, 2004.
CITY CLERK Consolidated Clause in Report 8, which was considered by City Council on October 26, 27 and 28, 2004. 28 Request for Direction Report - Site Plan Approval Application 03 200020 NNY 24 SA - Marek
More informationPublic Consultation. Land at Monks Farm, North Grove. Welcome
Welcome Welcome to our public exhibition for development on Land at Monks Farm, orth Grove. Gallagher Estates and Gleeson Strategic Land are preparing an outline planning application for new homes, open
More informationSt Michaels C of E Junior & Infant School, Nantmel Grove, Bartley Green, Birmingham, B32 3JS
Committee Date: 06/03/2014 Application Number: 2013/08595/PA Accepted: 19/11/2013 Application Type: Full Planning Target Date: 14/01/2014 Ward: Bartley Green St Michaels C of E Junior & Infant School,
More information4780 Eglinton Avenue West - Zoning By-law Amendment and Draft Plan of Subdivision Applications - Preliminary Report
STAFF REPORT ACTION REQUIRED 4780 Eglinton Avenue West - Zoning By-law Amendment and Draft Plan of Subdivision Applications - Preliminary Report Date: May 29, 2014 To: From: Wards: Reference Number: Etobicoke
More informationBLETCHLEY PARK AREA - DEVELOPMENT FRAMEWORK
ANNEX A To Item 9 REVISED TEXT: additions shown bold and underlined, deletions in (brackets and in italics). BLETCHLEY PARK AREA - DEVELOPMENT FRAMEWORK This framework sets out the key objectives and requirements
More informationPlanning and Growth Management Committee. Chief Planner and Executive Director, City Planning Division. Pg12013 (File No NNY 34 OZ)
865 York Mills Road Official Plan Amendment Application Preliminary Report STAFF REPORT ACTION REQUIRED Date: February 28, 2012 To: From: Wards: Reference Number: Planning and Growth Management Committee
More informationComplete Neighbourhood Guidelines Review Tool
Complete Neighbourhood Guidelines Review Tool Prepared By: City of Regina Planning Department October 2014 Page 1 of 14 Community Development Review Checklist for Secondary Plans and Concept Plans The
More informationWelcome to our public exhibition
About Our Scheme Welcome to our public exhibition This exhibition gives you the chance to view and comment upon our emerging proposals for a new residential development of 68 new homes on the site of the
More informationSUB AREA 3 CENTRAL STRATFORD AND SOUTHERN QUEEN ELIZABETH OLYMPIC PARK
191 ADOPTED LOCAL PLAN: THE SUB AREAS SUB AREA 3 CENTRAL STRATFORD AND SOUTHERN QUEEN ELIZABETH OLYMPIC PARK SECTION 12 Vision VISION Central Stratford and Southern Queen Elizabeth Olympic Park will become
More informationUptown Rideau Street Secondary Plan [Amendment #166, January 12, 2016]
[Amendment #166, January 12, 2016] The policies of this Secondary Plan are in effect, save and except for the property at 560 Rideau Street, for which there remains a site specific appeal to this Secondary
More informationTHE CITY OF VAUGHAN BY-LAW BY-LAW NUMBER
THE CITY OF VAUGHAN BY-LAW BY-LAW NUMBER 123-2013 A By-law to designate the whole of the City of Vaughan as a Site Plan Control Area, and to adopt site development guidelines and rules of procedure for
More information4.00 STAKEHOLDERS. urbanprojects
4.00 STAKEHOLDERS 94 heuston gateway: regeneration strategy and development framework plan 95 The Heuston Gateway presents one of the greatest concentrations of brown field development sites located adjacent
More informationURBAN DESIGN BRIEF. 2136&2148 Trafalgar Road. Town of Oakville
URBAN DESIGN BRIEF 2136&2148 Trafalgar Road Town of Oakville Prepared By: METROPOLITAN CONSULTING INC For 2500674 Ontario Inc November 2016 TABLE OF CONTENTS Page No. 1.0 Introduction/Description of Subject
More information523, 525 and 525A Adelaide Street West - Zoning Amendment Application - Preliminary Report
STAFF REPORT ACTION REQUIRED 523, 525 and 525A Adelaide Street West - Zoning Amendment Application - Preliminary Report Date: May 12, 2012 To: From: Wards: Reference Number: Toronto and East York Community
More informationSOUTH CAMBRIDGESHIRE DISTRICT COUNCIL. REPORT TO: Planning Committee 1 April 2015 Planning and New Communities Director
SOUTH CAMBRIDGESHIRE DISTRICT COUNCIL REPORT TO: Planning Committee 1 April 2015 AUTHOR/S: Planning and New Communities Director Application Number: Parish(es): Proposal: Site address: Applicant(s): Recommendation:
More informationQueensborough Eastern Neighbourhood Node. Community Open House
Queensborough Eastern Community Open House The Vision The Queensborough Eastern will become the heart of eastern Queensborough. Through a sensitive mix of viable commercial and residential areas, the neighbourhood
More informationWelcome. Walk Around. Talk to Us. Write Down Your Comments
Welcome This is an information meeting introducing the applications for proposed redevelopment of the Yorkdale Shopping Centre site at 3401 Dufferin Street and 1 Yorkdale Road over the next 20+ years,
More informationBuilding Distinctive Safe and Pleasant. Better
Planning Committee Tour 2015 Building Distinctive Safe and Pleasant Better Welcoming Adaptable Resource Efficient Places Easy to Move Around and Beyond Thursday 3rd September Contents Tour Times and Map
More informationDevelopment Control Plan
Development Control Plan Rhodes Corporate Park (Also known as the Digital Site) Development Control Plan Date of Adoption: 4 September 2007 Effective Date: 7 March 2008 Index 1 INTRODUCTION... 3 1.1 LAND
More informationSUBMISSION TO DRAFT FINGAL COUNTY DEVELOPMENT PLAN RE: LANDS AT CASTLEKNOCK VILLAGE CENTRE
April 2016 SUBMISSION TO DRAFT FINGAL COUNTY DEVELOPMENT PLAN 2017-2023 RE: LANDS AT CASTLEKNOCK VILLAGE CENTRE On behalf of: Lidl Ireland GmbH Submitted to: Planning & Strategic Infrastructure Department
More information13 THORNHILL YONGE STREET STUDY IMPLEMENTATION CITY OF VAUGHAN OPA 669 AND TOWN OF MARKHAM OPA 154
13 THORNHILL YONGE STREET STUDY IMPLEMENTATION CITY OF VAUGHAN OPA 669 AND TOWN OF MARKHAM OPA 154 The Planning and Economic Development Committee recommends the adoption of the recommendations contained
More informationEast Bayshore Road Neighbourhood
East Bayshore Road Neighbourhood Northridge Property Management Urban Design Brief 3195 East Bayshore Road City of Owen Sound January 2016 East Bayshore Road Neighbourhood Northridge Property Management
More informationSCHEDULE 12 TO THE DESIGN AND DEVELOPMENT OVERLAY GLEN WAVERLEY ACTIVITY CENTRE STRUCTURE PLAN
DD/MM/YY Proposed C120 SCHEDULE 12 TO THE DESIGN AND DEVELOPMENT OVERLAY Shown on the planning scheme map as DDO12. GLEN WAVERLEY ACTIVITY CENTRE STRUCTURE PLAN 1.0 Design objectives DD/MM/YY Proposed
More informationWelcome to our exhibition
Welcome to our exhibition housing development A46 Wildmoor Alcester Road Canal Quarter A422 Town Centre housing development Warwickshire-based IM Properties, one of the UK s largest privately owned property
More informationKibworth Harcourt. Introduction. Introduction
Introduction Introduction Welcome to this public exhibition on the proposals for the delivery of new homes on land at The Kibworths. The purpose of today s exhibition is to give you the opportunity to
More informationDon Mills Crossing Study and Celestica Lands Development Application Community Meeting, Open House, and Breakout Discussions
Consultation Summary Don Mills Crossing Study and Celestica Lands Development Application Community Meeting, Open House, and Breakout Discussions This report is not intended to provide a verbatim transcript
More informationDESIGN AND ACCESS STATEMENT NEW TALYBONT HALLS, CARDIFF UNIVERSITY JULY 2018
DESIGN AND ACCESS STATEMENT NEW TALYBONT HALLS, CARDIFF UNIVERSITY JULY 2018 1 FILE NTHCU-STL-XX-XX-RP-A-9075-RP013 PROJECT New Talybont Halls, Cardiff University CLIENT Cardiff University STRIDE TREGLOWN
More informationURBAN DESIGN BRIEF 305, 309, & 315 SOUTHDALE ROAD WEST LONDON ONTARIO
URBAN DESIGN BRIEF 305, 309, & 315 SOUTHDALE ROAD WEST LONDON ONTARIO CARVEST PROPERTIES LTD. December 2013 Section 1 - Land Use Planning Context 1.1 Subject Lands The subject lands are located immediately
More informationWarren Farm, Ampthill
1 Welcome The developers of the Warren Farm site, Bloor Homes and Connolly Homes, are holding this exhibition on the emerging Design Codes for the development prior to their formal submission to Central
More informationReplacement Golf Course Facilities and Residential Development, Churston. Environmental Statement Non-Technical Summary
Replacement Golf Course Facilities and Residential Development, Churston Environmental Statement Non-Technical Summary July 2011 Reproduced from the Ordnance Survey s map with the permission of the Controller
More informationURBAN DESIGN BRIEF NORTHVIEW FUNERAL HOME HIGHBURY AVE N, LONDON, ON
URBAN DESIGN BRIEF NORTHVIEW FUNERAL HOME - 1490 HIGHBURY AVE N, LONDON, ON 1.1Purpose The intent of the following report is to identify an opportunity for redevelopment of two residential properties within
More informationLongbridge Town Centre Phase 2 Planning Application
Longbridge Town Centre Phase 2 Planning Application Non-Technical Summary of the Environmental Statement December 2013 Introduction A full application for Planning Permission has been submitted to Birmingham
More informationNew Street Proposed Redevelopment Architecture & Urban Design Brief
2130 2136 New Street Proposed Redevelopment Architecture & Urban Design Brief Prepared By: Cynthia Zahoruk Architect Inc. 3077 New Street, Burlington, ON, L7N 1M6 TABLE OF CONTENTS Background and Objective
More informationThank you for sparing the time to visit our exhibition and to provide us with your feedback on our proposals displayed here today.
WELCOME Aerial image of the application site in context Thank you for sparing the time to visit our exhibition and to provide us with your feedback on our proposals displayed here today. Plymouth City
More informationARCHITECTURAL DESIGN BRIEF
VANDENBERG & WILDEBOER ARCHITECTS INC. ARCHITECTURAL DESIGN BRIEF BARRHAVEN FELLOWSHIP CHURCH 3058 JOCKVALE ROAD NOVEMBER 30, 2017 November 30, 2017 City of Ottawa: Planning Department 110 Laurier Avenue
More informationUllswater Court 92 Holders Hill Road London NW4 1LN
Location Ullswater Court 92 Holders Hill Road London NW4 1LN Reference: 17/5396/CON Received: 18th August 2017 Accepted: 18th August 2017 Ward: Finchley Church End Expiry 13th October 2017 Applicant: IBSA
More informationPage 1 of 19 URBAN DESIGN FRAMEWORK FOR BOLTON STREET WATERFORD
Page 1 of 19 URBAN DESIGN FRAMEWORK FOR BOLTON STREET WATERFORD 1.0 Introduction: The relocation of the City Council stores and depot from Bolton Street creates an exciting opportunity for development
More informationUrban Design Brief December 23, 2015 Southside Construction Group Official Plan & Zoning By-Law Amendment
Urban Design Brief Proposed Official Plan & Zoning By-Law Amendment 3244, 3263 and 3274 Wonderland Road South Southside Group December 23, 2015 TABLE OF CONTENTS Page No. INTRODUCTION... 1 SECTION 1 LAND
More information17A. Wind Microclimate
17A. Wind Microclimate 17A.1 Introduction 17A.1.1 17A.1.2 17A.1.3 17A.1.4 This Chapter, which has been prepared by Waterman and BMT, provides further information with regard to the potential wind microclimate
More informationWide asphalt driveway abutting school property. garage built with incompatible materials, too close to park. incompatible fencing materials
Wide asphalt driveway abutting school property incompatible fencing materials garage built with incompatible materials, too close to park Lack of plantings as a buffer between private property and open
More information1296 Kennedy Road - Zoning Amendment Application - Preliminary Report
STAFF REPORT ACTION REQUIRED 1296 Kennedy Road - Zoning Amendment Application - Preliminary Report Date: January 15, 2016 To: From: Wards: Reference Number: Scarborough Community Council Acting Director,
More information178 Carruthers Properties Inc.
178 Carruthers Properties Inc. Planning Rationale for 178 Carruthers Avenue Site Plan Control Application June 2014 Table of Contents 1.0 Introduction 2.0 Overview of Subject Property 3.0 Current Zoning
More informationHarrow Lane, St Leonards-on-Sea, East Sussex, TN37 7JZ ERECTION OF 113 DWELLINGS TOGETHER WITH ESTATE ROADS (DETAILED SUBMISSION)
AGENDA ITEM NO: Report to: PLANNING BOARD Date: 10 September, 2003 Report from: Borough Planning Officer Application Address: Proposal: Application No: Recommendation: Ward: File No: Applicant: Interest:
More information1 The development hereby permitted shall be carried out in accordance with the following approved plans:
Location 59 Greenway Close London N20 8ES Reference: 16/00011/HSE Received: 30th December 2015 Accepted: 7th January 2016 Ward: Totteridge Expiry 3rd March 2016 Applicant: Mr Ankit Shah Proposal: Part
More informationHS2 Interchange Station Design
Working on behalf of HS2 Interchange Station Design October 2018 www.hs2.org.uk 1 Interchange Station, Solihull Introduction In February 2018, HS2 Ltd appointed Arup to take forward the design of Interchange
More informationA1 Portrait: Pdf/print with bleed & slug
01 Hammersmith Campus Imperial West St Mary's Campus South Kensington Campus Charing Cross Campus Royal Brompton Campus Chelsea and Westminster Campus Existing Imperial College London campuses ABOUT IMPERIAL
More informationFigure 1- Site Plan Concept
Figure 1- Site Plan Concept Parking will be provided underground on three levels at rate of 1.0 space/ unit; this rate includes all visitors parking. MMM Group has prepared a parking assessment (April,
More information8 & 10 Donalda Crescent Official Plan & Rezoning Application Final Report
STAFF REPORT ACTION REQUIRED 8 & 10 Donalda Crescent Official Plan & Rezoning Application Final Report Date: July 26, 2010 To: From: Wards: Reference Number: Scarborough Community Council Director, Community
More informationURBAN DESIGN BRIEF REPORT
URBAN DESIGN BRIEF REPORT PREPARED FOR 2568401 ONTARIO INC NEW GASBAR, CONVENIENCE STORE & CARWASH DEVELOPMENT @ 1509 FANSHAWE PARK ROAD WEST LONDON, ONTARIO GAMA ENGINEERING INC. PROJECT NUMBER 1669 PREPARED
More informationSchedule of Planning Applications Committee Date: 23 May Reference: 06/17/0726/F Parish: Hemsby Officer: Mr J Beck Expiry Date:
Schedule of Planning Applications Committee Date: 23 May 2018 Reference: 06/17/0726/F Parish: Hemsby Officer: Mr J Beck Expiry Date: 22-05-2018 Applicant: Proposal: Site: Mr Gillett Change of use to the
More informationWelcome. Land adjacent Sandy Lane WALTHAM CHASE THE PROPOSED SITE
Land adjacent Sandy Lane WALTHAM CHASE Existing Linden Homes developments Welcome Welcome to Linden Homes Southern s ( Linden ) public exhibition about its proposals for a range of high-quality homes for
More informationPerth and Kinross Council Development Management Committee 20 February 2013 Report of Handling by Development Quality Manager
Perth and Kinross Council Development Management Committee 20 February 2013 Report of Handling by Development Quality Manager 4(4)(iii) 13/81 Erection of sports hall, associated changing facilities, offices
More informationBloor St. W. Rezoning - Preliminary Report
STAFF REPORT ACTION REQUIRED 1638-1644 Bloor St. W. Rezoning - Preliminary Report Date: April 1, 2008 To: From: Wards: Reference Number: Toronto and East York Community Council Acting Director, Community
More informationURBAN DESIGN BRIEF 181 Burloak Drive, Oakville
URBAN DESIGN BRIEF 181 Burloak Drive, Oakville February 2017 Our File: 1730B 230-7050 WESTON ROAD / WOODBRIDGE / ONTARIO / L4L 8G7 / T: 905 761 5588/ F: 905 761 5589/WWW.MHBCPLAN.COM TABLE OF CONTENTS
More informationURBAN DESIGN BRIEF. Terms of Reference. Purpose. When is an Urban Design Brief Required
Purpose An Urban Design Brief (UDB) is intended to describe and illustrate proposed designs for new development projects and demonstrate how the City s Urban Design Guidelines and other City policies have
More informationEastbourne Borough Council. Summary Proof of Evidence Of Barry John Cansfield BA (Hons), BTP, MRTPI on behalf of PRLP
Eastbourne Borough Council (Arndale Centre and surrounding Land at Terminus Road, Sutton Road and Ashford Road) (Compulsory Purchase Order 2015) Section 226 (1)(a) of the Town and Country Planning Act
More information6 Site Framework Strategies
6 Site Framework Strategies 6.1 Introduction Section 6 identifies a number of specific areas which are considered to be key sites within the Plan area and which may have potential for development / redevelopment.
More informationCITY OF ALAMEDA PLANNING BOARD Draft RESOLUTION
CITY OF ALAMEDA PLANNING BOARD Draft RESOLUTION A RESOLUTION OF THE PLANNING BOARD OF THE CITY OF ALAMEDA APPROVING DESIGN REVIEW AND DEVELOPMENT PLAN AMENDMENT APPLICATION PLN13-0157 TO CONSTRUCT ELEVEN
More informationCarton Avenue Action Area Plan Maynooth
Carton Avenue Action Area Plan Maynooth Kildare County Council JULY 2006 (AAP) Table of Contents Section 1. Introduction...3 Statement of Strategy...3 Location of the Lands...3 Context in the Town Development
More information1.0 INTRODUCTION. Brantham Industrial Area Regeneration - Factory Lane - Brantham
1.0 INTRODUCTION Welcome to this exhibition of our proposals for the regeneration of the Brantham Industrial Area located off Factory Lane in Brantham. This presentation will give you an opportunity to
More informationReserved Matters application for a site that straddles the boundary between CBC and BBC
BBC APPLICATION 15/02682/MAR NUMBER CBC APPLICATION CB/15/04294/RM NUMBER LOCATION Wixams Land at former storage depot, Bedford Road, Wilstead Bedfordshire PROPOSAL Reserved Matters Application for Strategic
More informationDraft Eastern District Plan
Draft Eastern District Plan Submission_id: 31238 Date of Lodgment: 13 Dec 2017 Origin of Submission: Online Organisation name: Turrulla Gardens Pty Ltd C/- Mecone Organisation type: Industry First name:
More informationCase Officer: Sarah Kay File No: CHE/14/00515/REM Tel. No: (01246) Plot No: 2/6132 Ctte Date: 15 th September 2014 ITEM 1
Case Officer: Sarah Kay File No: CHE/14/00515/REM Tel. No: (01246) 345786 Plot No: 2/6132 Ctte Date: 15 th September 2014 ITEM 1 APPROVAL OF RESERVED MATTERS FROM APPLICATION CHE/12/00234/OUT (1) LAYOUT,
More informationNelson Residential Street Frontage Guideline
DRAFT 22-06-2012 Nelson Residential Street Frontage Guideline June 2012 1317273 Contents and purpose Residential s are important Residential s are much more than corridors which move traffic. Streets allow
More information