PROSPECT MANOR RESIDENTS ASSOCIATION

Barnes Field Update

4/11/2021

A new planning application has been submitted directly to An Bord Pleanála for Barnes Field that borders with Prospect Manor from the pedestrian crossing at Prospect Heath and continues along the border with Prospect Avenue. Details regarding the application can be found at:

South Dublin County Council’s website: http://www.sdublincoco.ie/Planning/Details?p=1&name=Barnes&regref=SHD3ABP-311616-21

Prospect Manor Residents Association will make observations regarding the development. If residents have specific observations regarding the development then you can make an online submission directly to An Bord Pleanála by 5.30pm on Monday the 15th November 2021 for a €20 fee.

How to make a valid online submission or observations to An Bord Pleanála

Click this link to review observation instructions from An Bord Pleanála:

https://www.pleanala.ie/en-IE/Observation-on-a-strategic-housing-development-app#C2

Click this link to automatically download the An Bord Pleanála form (please check your downloads folder):

https://www.pleanala.ie/en-IE/Observation-on-a-strategic-housing-development-app#C2

Rename the downloaded form from “shd_observation_form_en” to “311616 – Your name”

Fill out the form (the details are self-explanatory)
- 4(a) = 311616
- 4(b) = MacCabe Durney Barnes Ltd.
- 4(c) = Stocking Lane, Ballyboden, Dublin 16

Do NOT make any defamatory or slanderous statements

Once the form is complete with your observations, click this link to upload and pay for your submission: https://online.pleanala.ie/en-ie/housing/observation
- The case number = 311616

Be sure to submit any observations with the €20 fee by 5.30pm on Monday the 15th November 2021

Development Application Summary

Units

131 residential units including:
- 21 houses of up to two-storey plus roof storey comprised of:
  - 1 three bed
  - 11 four bed
  - 9 five bed
- 2 duplex apartment units (2 two bed) in a three-storey high block
- 108 apartment units in ten apartment blocks up to four-storeys comprised of:
  - 29 one bed
  - 59 two bed
  - 20 three bed
a creche of c. 128sq.m at the ground floor of Block L
a shop of c. 65sq.m at the ground floor of Block G, with associated storage

Parking Spaces

167 car parking spaces
- 88 are at surface level
- 79 in the basement under apartment Blocks F and G
- 5 are dedicated visitor parking spaces
288 cycle parking spaces
5 motorcycle spaces

Access

a new vehicular access onto Stocking Lane;
a new pedestrian and cycle access to the Springvale estate to the east;
new roads, footpaths and cycle paths and connections within the site;
a new pedestrian crossing on Stocking Lane to the north west;
the expansion and upgrade of the existing pedestrian crossing on Stocking Lane to the south west;

Other

the development also includes landscaped private and public open space, boundary treatment, lighting, play area, an ESB substation, site drainage works and all ancillary site development works above and below ground

Observations raised by residents (DO NOT COPY WORD FOR WORD):

Density
- A total of 131 residential units is proposed for this development
- Statutory planning guidelines on sustainable residential development suggests 35 to 50 dwellings per hectare
- The proposed development site is on 2.47 hectares
- Therefore the suggested range for this site is between 86.45 to 123.5 units
- As this site is a development on a country lane, over 3 kilometres from a main town centre and not on a quality public transport corridor the max units for this site should be towards the lower of the suggested range
- This proposal is an overdevelopment of the site

Traffic
- Traffic on Stocking Lane and the surrounding area is more and more at gridlock
- The newly designed M50 roundabouts are severely impacting traffic in the area
- The opening of Scholarstown Wood has contributed to more gridlock
- The proposed development only has vehicular access from Stocking Lane. There is no access to Edmonstown Road via Springvale
- This overdevelopment will have further impacts to traffic congestion with no solutions being provided or considered by SDCC

Appearance, Building Elevation & Residential Amenity
- The objective of the zoning is to “Protect and enhance the residential amenity”
- According to the SDCC Development Plan 2016-2022, Section 11.2.7 BUILDING HEIGHT, "The proximity of existing housing - new residential development that adjoins existing one and/or two storey housing (backs or sides onto or faces) shall be no more than two storeys in height, unless a separation distance of 35 metres or greater is achieved."
- This proposed development has not achieved this 35 metre distance
- Therefore this creates privacy, overlooking, light and noise concerns for Prospect Manor residents bordering the proposed development
- It was for this reason that the previous application was refused by An Bord Pleanála specifically stating “Having regard to the provisions of the South Dublin County Development Plan 2016-2022, specifically Housing (H) Policy 9 – Objective 3 requiring proposals to comply with Section 11.2.7 of the South Dublin County Development Plan 2016-2022, which states that new residential development that would adjoin existing one and/or two-storey housing, shall be no more than two storeys in height, unless a separation distance of 35m or greater is achieved, and to the form, height and layout of the proposed development, it is considered that the proposed development materially contravenes the Housing (H) Policy 9 – Objective 3 of the South Dublin County Development Plan 2016-2022
- This new proposal should be refused based on the same grounds as before as it has not been rectified in the new proposal

Trees
- The trees are a beautiful characteristic of Stocking Lane. It is difficult to establish from the proposal the impact on trees along Stocking Lane and at the border with Prospect Manor
- An Bord Pleanála must ensure trees are protected from damage and illegal felling