Planning precedent report

A new single storey, two-bedroom detached dwelling with new vehicular access from Prospect Hill and all associated landscaping and site development works. Add Info received 19th February 2020. Add Info deemed Significant 25th February 2020. Revised Public Notices received 28th February 2020.

Planning Retention Permission for recently constructed works to the front gateway and boundary with the adjacent roadway to the front of the family home; chiefly comprising the installation of a new low boundary wall with railings over: and the provision of tall gate piers and metal gates at the car entrance driveway.

Cairn Homes Properties Limited intends to apply for permission for a Large Scale Residential Development (LRD), consisting of amendments the permitted Phase 1 Development (FCC Reg. Ref. F20A/0204 (ABP-308446-20) as amended by FCC Reg. Ref. LRD0017/S3 (subject to a concurrent amendment application under LRD0064/S3E)), at this site comprising lands south of Main Steet and including Smyth’s Bridge House (a Protected Structure), Corballis East, Donabate, County Dublin. The proposed development seeks to amend permitted Phase 1 Development (FCC Reg. Ref. F20A/0204 (ABP-308446-20) as amended by FCC Reg. Ref. LRD0017/S3), on a site of 0.708 ha. The development will consist of: 1. Modifications to the northern portion of the permitted Phase 1 Development to: • Omit previously permitted commercial car parking (44 no. spaces in total); • Omit permitted Block 1 (comprising 2 no. commercial units (216 sqm) and 4 no. 2-bed duplex units) and associated car parking, and replace with a new part single, part two storey commercial building comprising 4 no. retail units at ground floor (approx. 329 sqm) and 1 no. community use space at first floor level (approx. 158 sqm); and 2 no. 4-bed, three storey, under-parked Semi-Detached Houses (186.6 sqm GFA each) to the south of the commercial building; • Provide a new village garden and reconfigured civic space incorporating a new playground, a natural play area, bicycle parking, bin storage, and all associated landscaping works; • Incorporate a new loading bay and pedestrian footpath at Main Street, adjacent to Smyth’s Bridge House (a Protected Structure), and associated reconfiguration of the public road to include a new raised table toucan crossing; and • Amend the surface treatment on Main Street carriageway to provide high quality natural stone paving at the raised table. The proposed amendments result in an overall decrease in residential units in the permitted Phase 1 Development from 54 no. as permitted to 52 no. proposed, and an increase in total new commercial floor area from 216 sqm to 329 sqm GFA (excluding additional commercial floor area associated with Smyth’s Bridge House and the former Coach House & Barn as detailed below) and a new community space of 158 sqm GFA. 2. Incorporation of Smyth’s Bridge House (a Protected Structure), its associated outbuildings and the former Coach House and Barn into the Phase 1 public realm and the associated conservation and refurbishment of the existing buildings including the following works: • Conservation works at Smyth’s Bridge House (a Protected Structure) for continued public house and restaurant use (411 sqm GFA) including removal of the existing render and replacement with lime render to the North, East, and West facades; replacing an existing door with a window to the North elevation, localised repairs to roof; removal of security railings to openings; provision of cast iron rainwater pipes; upgrading of mechanical and electrical services; and associated external and internal works including removal of non-original bandstand to rear; • The conservation and adaptation of 2 no. outbuildings to Smyth’s Bridge House, for use ancillary to public house use, and commercial use (42 sqm and 66 sqm GFA, respectively), including repair to roof timbers, salvage and reuse of existing natural slates; repair and repointing of external stone walls; fitting of replacement sash windows and timber doors; insulating internal walls and floor; forming new openings x 2 and modifying an existing opening addressing public realm to east; removal of non-original walls and erection of new walls and all associated external and internal works; • The conservation and adaptation of the Coach House & Barn, for restaurant/café use (217 sqm GFA), including removal and reuse of existing slates; construction of new timber roof structure; repair and repointing of external stone walls; provision of cast iron rainwater pipes; insulating internal walls and floor; reinstatement of the mezzanine level, installation of new sash windows and doors; forming new openings in north, east and west elevation; provision of cast iron rainwater pipes; creation of outdoor seating area to west of building; and all associated external and internal works; 3. Modifications to access to the permitted Phase 1 to facilitate vehicular access to residential car parking associated with the 14 no. permitted houses and 2 no. proposed houses, via the permitted Large Scale Residential Development (LRD) Scheme (LRD0017/S3) together with all associated amendments necessary to tie-into the LRD street network. Vehicle access to Phase 1 residential car parking will not be possible via Main Street. Pedestrian and cycle connectivity will be maintained through Phase 1 from Main Street to the LRD Scheme (LRD0017/S3) via the permitted shared cycle street. It is noted that LRD0017/S3 is subject to a separate, concurrent, amendment application under LRD0064/S3E which does not impact on the proposed development. 4. Modifications to the permitted street layout to incorporate a two-way shared active travel route from Main Street through the civic space and village garden leading to the permitted cycle street. The modifications also include provision of a new fully segregated two-way cycle track and footpath to the south, providing connectivity to the permitted two-way cycle tracks and footpaths within the permitted LRD development which form a direct link with the pedestrian and cycle facilities at the Donabate Distributor Road. 5. All associated site and development works necessary to implement the proposed amendments and proposed conservation and restoration of the existing buildings.

Development will consist of 55 no residential units, 3 no. retail units, public open spaces, upgrades to the public road, reconstruction of the existing car park serving Smyths Bridge House (a Protected Structure), upgrade of the existing entrance onto Main Street, internal access roads, water services including a pumping station, surface water attenuation tank and detention basin, public lighting, 1 no. ESB substation and utilities. The residential element of the proposed development of 55 no. units comprises the following: 1 no. House Type B1: 3 Bedroom Two Storey Mid-Terrace House (110 sqm) 1 no. House Type C: 3 Bedroom Two Storey Mid-Terrace House (102 sqm) 1 no. House Type E: 3 Bedroom Two Storey Semi-Detached House (116.5 sqm) 2 no. House Type F: 3 Bedroom Two Storey Semi-Detached House ( 116.4 sqm) 2 no. House Type L: 4 Bedroom Three Storey Under parked Terraced House (182 sqm) 1 no. House Type L1: 4 Bedroom Three Storey Underparked Semi-Detached House ( 182 sqm) 1 no. House Type L2: 4 Bedroom Three Storey Underparked Semi-Detached House (182 sqm) 2 no. House Type M: 4 Bedroom Two Storey Terraced House (144.4 sqm) 1 no. House Type M1: 4 Bedroom Two Storey Semi-Detached House (144.4 sqm) 2 no. House Type N: 4 Bedroom Two Storey Semi-Detached (125.4 sqm) 4 no. 2 Bedroom Duplexes (98.4 sqm) (Block 1) 1 no. 2 Bedroom Apartment (110.9 sqm) (Block 2) 1 no. 1 Bedroom Apartment (57 sqm) (Block 3) 1 no. 2 Bedroom Apartment (83 sqm) (Block 3) 6 no. 1 Bedroom Apartment (50.7 sqm) (Block 4) 4 no. 1 Bedroom Apartment (54.5 sqm) (Block 4) 1 no. 1 Bedroom apartment (63.2 sqm) (Block 4), 2 no. 1 Bedroom apartment (64 sqm) (Block 4), 6 no. 2 Bedroom apartment (82.2 sqm) (Block 4), 2 no 2 Bedroom apartments (86 sqm) (Block 4), 6 no 2 Bedroom apartment (87.3 sqm) (Block 4), 6 no 2 Bedroom apartment (89 sqm) (Block 4) and 1 no. 3 Bedroom apartment (110 sqm) (Block 4). Proposed Block 1 is three storeys in height, Block 2 is two storeys, Block 3 is two storeys and Block 4 is four storeys. It is proposed to provide 1,600 sqm of public open space including a central playground and a pathway linking to the approved bridge over the railway line. The commercial element of the scheme comprises 2 no. retail units of 108 sqm each and 1 no retail unit of 45 sqm. It is proposed to reconfigure the existing permitted car park serving Smyths Bridge House to accommodate pedestrian, cyclist and limited vehicular access, 44 no. replacement car parking spaces. Works include the upgrade of 140 metres of Main Street including the Balcarrick Road Junction. It is proposed to provide 98 bike parking spaces to serve the proposed development and 112 no. car parking spaces in total to serve the proposed development and Smyths Pub. Proposed potable, surface and foul water services and utilities will be provided predominantly under the proposed roadways, with pumping station, attenuation tank and detention basin provided in the south of the subject site. The application is accompanied by a Natura Impact Statement (NIS). Add Info received 25th August 2020.

The construction of a single storey building in rear garden for use as home gymnasium and domestic storage.

The proposed development consists of amendments to the northern portion (0.9 ha) of the permitted residential development under Fingal County Council Ref. F17A/0113, including the following: Replacement of the permitted Apartment Block 2 and 3 no. three bed houses to the west thereof with a new part three, part four storey Apartment Block containing 29 units (14 no. 1 bed apartments and 15 no. 2 bed apartments) and a bicycle storage area at ground floor level; Internal and external amendments to the eastern section of the permitted Apartment Block 1, including the replacement of 8 no. 2 bed apartments with 8 no. 1 bed apartments and 4 no. 2 bed apartments from ground to third floor, with associated revisions to building elevations to provide additional balconies and windows, together with a revised roof design. These proposed amendments will result in a minor increase in the building footprint to the north and east, and an increase of the overall building height to 14.7m (approx. 670mm increase); Internal and external amendments to the western section of the permitted Apartment Block 1, including the rationalisation of building levels for construction efficiencies, revisions to the third-floor level fenestration pattern and access onto terraces, revisions to the roof design, an increase in the size of 3 no. windows on the southern elevation, revisions to the design of 3 no. balconies on the western elevation, revisions to a circulation core riser and associated alterations to the internal layout of immediately adjoining units at ground, first, second and third floors (4 no. units), and the reorganisation of a bathroom and storage area in 3 no. units at ground, first and second floor levels; Revision of the layout of the vehicular parking areas to the north and south of Apartment Blocks 1 and 2. A total of 90 no. car parking spaces are provided, with 80 no. spaces allocated to serve the future residents of Apartment Blocks 1, 2 and 3, 8 no. spaces serving visitors, and 2 no. spaces serving the permitted childcare facility at the ground floor level of Block 3; Retention and completion of 2 no. ESB substations located along the north-western and eastern boundary; The provision of 4 no. bicycle and bin storage structures, a revised landscaping and public lighting design, and all associated and ancillary site development works. The proposed amendments will provide 12 no. additional apartment units, increasing the number of units on the overall development site from 251 units to 263. AI received 17/06/21 Revised Public Notices (SAI) rec 28/06/21.