Manager s report on submissions received in respect of the Bettystown Framework Plan which refers to lands south of Bettystown Town Centre, designated with the BET 10 Local Objective in the East Meath Local Area Plan, 2005 September 2009
1.0 Introduction This report has been prepared with respect to the submissions received during the public consultation period for the Bettystown Framework Plan. The purpose of this report is to: List the persons who made submissions or observations on the proposed Framework Plan. Summarise the issues raised by the persons in the submissions or observations. Set out the opinion of the Manager in relation to the issues raised and his recommendations for alterations, if deemed necessary, to the Framework Plan. This report will be formally submitted to the Council for consideration at the County Council meeting on the 22nd September 2009. 1.1 Draft Consultation Process The Bettystown Framework Plan was prepared on foot of a requirement for such a plan in the East Meath Local Area Plan (2005), BET 10 Local objective refers. The Plan area is zoned for a mixture of residential and open space use in the Local Area Plan. Although Framework Plans are not statutory documents it is considered that they are an effective means of guiding new development in an area. The core aim of the Bettystown Framework Plan is to facilitate the delivery of critical community, social, recreational and roads infrastructure, and to achieve a quality development of residential, recreational and community uses on the lands. Section 4.16 of the East Meath Local Area Plan states that Framework Plan areas which would accommodate a population greater than 2,000 persons must be subject to a public consultation process and the approval of the Elected Members of the Planning Authority. The Bettystown Framework Plan would provide for a population greater than 2,000 persons and therefore is subject to the public consultation process and the approval of the elected members. The Plan was placed on public display from 27 th July 2009 to 24 th August 2009. Written submissions from the public were invited during this time. A total of 11 written submissions and observations were received. 1.2 Next Steps Following receipt of this report, the members will consider this report and the Framework Plan and resolve to make the Plan with or without amendments. The Framework Plan will then form part of the East Meath Local Area Plan. 1
Section 2 Section 2.1 s Received List of Persons and Bodies who made submissions 1. National Roads Authority, St. Martin s House, Waterloo Road, Dublin 4. 2. Planning and Building Unit, Department of Education and Science, Portlaoise Road, Tullamore, Co. Offaly. 3. John and Lorraine Cooney, Brookside Cottage, Bettystown. 4. Roger and Liz Pickett, The Cottages, Seabank, Bettystown/Laytown. 5. George Karellas. 6. Anna Karellas. 7. Theodore Karellas, Overstrand, Bettystown. 8. Patricia and Theodore Karellas. 9. Jill Chadwick. 10. Mary Gorman on behalf of Brookside Residents Association, c/o 57 Brookside, Bettystown. 11. Patrick Daly, EMARA 3 Brabazon Green, Golf Links Road, Bettystown. 2
Section 2.2 Detailed Consideration of s received Each submission was numbered upon receipt and it is this numbering sequence which is used in the report. The submissions are available for inspection in the Planning Department, Abbey Mall, Abbey Road, Navan. 1 National Roads Authority, St. Martin s House, Waterloo Road, Dublin 4. The submission states that the Authority has no specific comment to make in respect of the proposed framework plan. The contents of the submission are noted. No change required. 2 Planning and Building Unit, Department of Education and Science, Portlaoise Road, Tullamore, Co. Offaly. The submission outlines the method by which the Department calculates the demand for primary and post primary school places and site sites for various types of school. It outlines the existing school facilities in the Bettystown area. It notes the comments made in the framework plan with regards to a permanent school premises for Scoil Oilibhear Naofa and states that the Department also intends to develop Scoil an Spioraid Naomh in due course and provide a permanent building for Colaiste na hinse. The submission makes a number of points regarding school site reservation and refers to official guidance regarding identification of sites for primary schools. The Department requests a meeting prior to the finalisation of the framework plan to discuss these issues. The Bettystown Framework Plan provides the detailed proposals for the development of lands which have been zoned for specific land uses in the East Meath Local Area Plan. The provision of educational facilities for this area is set out in the East Meath Local Area Plan (LAP) in which lands adjacent to the framework plan area have been zoned for an educational campus. A temporary primary school is present on these lands while planning permission has been granted for a permanent primary school and a temporary post primary school. Given that the framework plan lands are already zoned in the LAP, it is not considered that the preparation of the framework plan will give rise to additional requirements for schools facilities and therefore the policies and objectives in the East Meath LAP in respect of educational facilities are sufficient. No change recommended. 3
3 John and Lorraine Cooney, Brookside Cottage, Bettystown. The submission states, with regards to Figure 3.1 of the plan (Opportunities for the Plan Area), that the amenity walk through the wooded area at the back of Brookside Cottage should be removed as it would encourage vandalism and intrusion in the woods. It is requested that residential street type 2 designation in this area is also removed. The submission queries discrepancies in the layout of school buildings on Figure 3.1 and on other maps in the Framework Plan. The zoning on Seaside Park is also queried; it was understood by the persons making the submission that the zoning in that area had been changed to residential and it is considered preferable to retain that zoning. The amenity walk and residential street referred to in this submission are both located outside the Framework plan boundary. The East Meath Local Area Plan does include a pedestrian route to the west of the route referred to in the submission which links to the route to south located in the community facilities zoned lands. The location of the pedestrian route to the west has been incorrectly transposed from the East Meath Local Area Plan into the Framework plan. The East Meath Local Area Plan denotes a local distributor road at this location, the location has been incorrectly transposed from the LAP map to the Framework Plan. This Framework Plan is intended to guide development within the designated plan area only with the East Meath Local Area Plan remaining the statutory land use planning document policy for the surrounding area. In the interests of clarity, it is considered that the location of the proposed pedestrian route and road should be corrected in accordance with the Local Area Plan as this Framework Plan is not the mechanism for their formulation or delivery. It is acknowledged that there are discrepancies between the plan maps in respect of the layout of school buildings in the educational campus. It is recommended that this is rectified so that there is consistency between all figures. In relation to the lands denoted in the Framework Plan maps as seaside park, these lands are zoned for residential development in the East Meath Local Area Plan. These lands are located outside the Framework Plan area and the Framework Plan cannot alter this zoning. It is considered that the notation relating to the seaside park should be removed in respect of the lands incorrectly labelled on the map. To correct mapping errors as follows: 1. Correct the mapping error in Figure 3.1 in respect of the location of the pedestrian route and street shown to the lands to the north east of the Framework Plan area 2. Illustrate the correct location of proposed school buildings adjoining the framework plan lands 3. Correct the mapping error in Figure 3.1 to omit the reference to seaside park on lands to the east of the Bettystown-Laytown Road 4
4 Roger and Liz Pickett, The Cottages, Seabank, Bettystown /Laytown. The submission objects to the proposed seaside park to the east of the planned north-south spine road, between the educational campus and the beach. It is stated that the proposed park is bisected by the residential street type 1 (the Laytown Bettystown Road) and the western section of the park is occupied by part of the educational campus. The eastern section of seaside park along the beach is not supported for a number of stated reasons including: Such a park should be located nearer to the village, close to the centre of population; The park, in it s current position, would be a long way from the area of population density; There is not parking available; The location close to an educational campus would lead to anti-social behaviour before and after school hours; The location would attract anti-social behaviour at night; The existing school has ample playing space within the educational campus; The area is zoned for residential development; Access to the beach is available 500 metres further down the road. Part of the educational campus is shown in some of the plan drawings, in error, as parkland. The eastern portion of the seaside park is zoned for residential development in the East Meath Local Area Plan. The East Meath Local Area Plan is the statutory land use planning document and the framework plan cannot alter the zoning of lands. In addition, the policies of the Framework Plan relate only to the lands within the Plan boundary as designated in the East Meath LAP. It is considered that the notation relating to the seaside park should be removed in respect of the lands incorrectly labelled on the map. To correct mapping errors as follows: 1. Illustrate the correct location of proposed school buildings adjoining the framework plan lands 2. Correct the mapping error in Figure 3.1 to omit the reference to seaside park on lands to the east of the Bettystown-Laytown Road 5
5 George Karellas. The submission states that the orientation of the new school, the proposed road layouts and the type and density of future housing shown in the Framework Plan all make good sense and should serve the area greatly. The submission also refers to the lands indicated as being a seaside park in the Bettystown Framework Plan. It states that this proposal is not acceptable and at the time of preparation of the previous plan for the area, the correspondent indicated that he intended to build on the land. It is requested that the zoning of the site is amended to A5 zoning (residential). The eastern portion of the seaside park is zoned for residential development in the East Meath Local Area Plan. The East Meath Local Area Plan is the statutory land use planning document and the framework plan cannot alter the zoning of lands. In addition, the policies of the Framework Plan relate only to the lands within the Plan boundary as designated in the East Meath LAP. It is considered that the notation relating to the seaside park should be removed in respect of the lands incorrectly labelled on the map. To correct mapping error as follows: 1. Correct the mapping error in Figure 3.1 to omit the reference to seaside park on lands to the east of the Bettystown-Laytown Road 6 Anna Karellas. The submission states that the correspondent is generally satisfied with the content of the Framework Plan. The submission refers to the lands indicated as being a seaside park in the Bettystown Framework Plan and states that she intends to build on this land. She states that this issue arose at the time of preparation of the East Meath Local Area Plan and a residential zoning was assigned to the lands. It is requested that the zoning of the site is amended to low density residential zoning. As per submission no. 5. As per submission no. 5. 6
7 Theodore Karellas, Overstrand, Bettystown. This submission relates to lands to the east of the Bettystown-Laytown Road, denoted in some of the Framework Plan maps as a seaside park. It notes the various uses which have been assigned to the lands in differing land use plans. It states that the lands are the correspondent s children s only property and the proposed change in zoning is a considerable source of stress. It objects to the use of these lands as a public park. As per submission no. 5. As per submission no. 5. 8 Patricia and Theodore Karellas. This submission relates to lands to the east of the Bettystown-Laytown Road, denoted in some of the Framework Plan maps as a seaside park. It expresses dissatisfaction at this proposal noting that the land was zoned A5 (residential use) in the East Meath Local Area Plan 2005 and suggests that the proposal must be an error as the park extends into the school site west of the Bettystown-Laytown Road and there is a proposed road shown passing through three residences at Brookside Cottage. It queries why a portion of the correspondent s landholding is split from the main part of the lands in the designated park area. The submission also notes that the Meath Chronicle has a low circulation in this area and suggests that it may be better to place public advertisements in the Drogheda Independent. The eastern portion of the seaside park is zoned for residential development in the East Meath Local Area Plan. The East Meath Local Area Plan is the statutory land use planning document and the framework plan cannot alter the zoning of lands. In addition, the policies of the Framework Plan relate only to the lands within the Plan boundary as designated in the East Meath LAP. It is considered that the notation relating to the seaside park should be removed in respect of the lands incorrectly labelled on the map. All relevant responsibilities with regard to notification of the public were met. To correct mapping error as follows: 1. Correct the mapping error in Figure 3.1 to omit the reference to seaside park on lands to the east of the Bettystown-Laytown Road 7
9 Jill Chadwick. The submission states that Figure 6.6 incorrectly indicates that a parcel of land west of Brookside Cottage is in the ownership of Mr. J. Cooney whereas in fact it is in the ownership of the correspondent. It notes that section 6.1 of the Framework Plan states that it is intended to construct the distributor roads as shown in the East Meath Local Area Plan. However the masterplan and Figure 3.1 show changes to the earlier proposals including a new public road linking the Coast Road and the proposed North-South spine road via the correspondent s garden. Based on the figures in the plan, this would take approximately half of the correspondent s site. The submission notes the proposal to route a pedestrian amenity link immediately in front of the rear windows of her property. It is stated that in order to achieve the pedestrian route and residential street, it would be necessary for the correspondent to sell her home, which she does not envisage doing within the lifetime of the plan. It is accepted that there is a mapping error in respect of the land ownership boundary as outlined in the submission and this should be corrected. The pedestrian route and residential street referred to in this submission are both located outside the Framework plan boundary. The East Meath Local Area Plan does include a pedestrian route to the west of the route referred to in the submission which links to the route to south located in the community facilities zoned lands. The location of the pedestrian route to the west has been incorrectly transposed from the LAP map to the Framework Plan. The East Meath Local Area Plan denotes a local distributor road at this location, the location has been incorrectly transposed from the LAP map to the Framework Plan. This Framework Plan is intended to guide development within the designated plan area only with the East Meath Local Area Plan remaining the statutory land use planning document policy for the surrounding area. In the interests of clarity, it is considered that the location of the proposed pedestrian route and road should be corrected in accordance with the Local Area Plan as this Framework Plan is not the mechanism for their formulation or delivery. To correct mapping errors as follows: 1. Correct the mapping error in Figure 6.6 in respect of land ownership 2. Correct the mapping error in Figure 3.1 in respect of the location of the pedestrian route and street shown to the lands to the north east of the Framework Plan area 10 Mary Gorman on behalf of Brookside Residents Association, c/o 57 Brookside, Bettystown. The submission proposes that some of the land within the Framework Plan area be used for building a community hall which, it is stated, is a badly needed facility for the area. It is stated that the Brookside residents do not want the estate being use as a through road to any developments beyond the boundaries of the existing playing green and the stream. 8
The Framework Plan contains a significant amount of land (11 hectares) which is to be used for public open space. Approximately 3.2 ha of these lands are intended to be made available to the Department of Education for sports and leisure activities in association with the proposed primary school. Where the development of the open space lands includes the provision of indoor sports halls, a club house or other similar buildings, the Planning Authority will support making these facilities open to community groups. The Framework Plan also states that individual developments in excess of 75 housing units will be provided with a childcare facility. Taking the above factors into account, it is considered that a sufficient amount of community facilities will be provided within the Framework Plan area. It should be noted that there are lands zoned for community use adjacent to the framework plan area which could be a suitable location for a community centre. Part of these lands are being developed as an educational campus and as per policy SOC POL 22 of the Meath County Development Plan 2007 2013, the Planning Authority will encourage and support opportunities to open up the school buildings, where possible, to wider community use. The Framework Plan area does not directly abut the Brookside Estate and therefore does not contain proposals for through roads into the plan area. No change recommended. 11 Patrick Daly, EMARA, 3 Brabazon Green, Golf Links Road, Bettystown. The correspondent writes on behalf of the East Meath Active Retirement Association. The submission states that provision should be made for a community centre. The correspondent is a member of the East Meath Active Retirement Association which has a membership of approximately 125 people and has members from all over East Meath. The Framework Plan contains a significant amount of land (11 hectares) which is to be used for public open space. Approximately 3.2 ha of these lands are intended to be made available to the Department of Education for sports and leisure activities in association with the proposed primary school. Where the development of the open space lands includes the provision of indoor sports halls, a club house or other similar buildings, the Planning Authority will support making these facilities open to community groups. The Framework Plan also states that individual developments in excess of 75 housing units will be provided with a childcare facility. Taking the above factors into account, it is considered that a sufficient amount of community facilities will be provided within the Framework Plan area. It should be noted that there are lands zoned for community use adjacent to the framework plan area which could be a suitable location for a community centre. Part of these lands are being developed as an educational campus and as per policy SOC POL 22 of the Meath County Development Plan 2007 2013, the Planning Authority will encourage and support opportunities to open up the school buildings, where possible, to wider community use. No change recommended. 9
Section 3 List of the Persons/ Bodies who were informed of the proposed framework plan. Assistant Principal, Spatial Policy, Department of the Environment, Heritage & Local Government, Custom House, Dublin 1. Minister for Transport, 44 Kildare Street, Department of Communications, Energy & Natural Resources, Leeson Lane, Assistant Principal, Co-ordination Unit, Planning Section, Department of Education, Tullamore, Co. Offaly. Office of Public Works, Newtown, Trim, Co. Meath. Bord Failte, Baggot Street Bridge, Central Fisheries Board, Mobhi Boreen, Glasnevin, Dublin 9. The Secretary for ESB, ESB Head Office, 27 Lower Fitzwilliam Street, Dublin Transport Office Floor 3, Hainault House, 69-71 St. Stephens Green, Commissioners of Public Works 51 St. Stephens Green, Dublin 1. Heritage Council, 10
Rothe House, Parliament Street, Kilkenny. Health Service Executive, North Eastern Area, Headfort Place, Kells, Co. Meath. Eastern Regional Fisheries Board, 15A Main Street Blackrock Co. Dublin. National Roads Authority, St. Martins House, Waterloo Road, Department of Arts, Sports & Tourism, Kildare Street, Dublin. An Taisce, Tailors Hall, Back Lane, Dublin 8. Dublin Regional Authority, 11 Parnell Square, Dublin 1. The Manager, Development Applications Unit, Department of the Environment, Heritage & Local Government, Dun Sceine, Harcourt Lane, Minister for Education & Science, Secretarial Headquarters, Marlborough Street, Dublin 1. Meath County Development Board, County Hall, Railway Street, Navan, Co. Meath. National Parks & Wildlife Service, 11
Department of Environment, Heritage & Local Government, 7 Ely Place, Bus Eireann, Broadstone, Dublin 7. An Taisce, Gate Lodge, Bective House, Balgill, Navan, Co. Meath. Mr. John Barry, Manager of Capital Projects, Transmission Operations, Bord Gais Eireann, Gasworks Road, Cork. Mr. Tadhg O Mahony, Regional Inspectorate, Environmental Protection Agency, Inniscarra, Co. Cork. 12