FORMAL SUBMISSION ON - Fingal · Prepared By 29 April 2016 FORMAL SUBMISSION ON FINGAL DRAFT COUNTY...

Prepared By

29 April 2016

FORMAL SUBMISSION ON

FINGAL DRAFT COUNTY DEVELOPMENT PLAN 2017-2023

for

St. Laurence O’Toole Diocesan Trust

FINGAL DRAFT COUNTY DEVELOPMENT PLAN 2017-2023 FOR ST. LAURENCE O’TOOLE DIOCESAN TRUST

STEPHEN LITTLE & ASSOCIATES APRIL 2016

1

1 INTRODUCTION .............................................................................................................. 2 2 SUBJECT SITES ................................................................................................................ 3

2.1 ST. PATRICKS CHURCH, DONABATE ........................................................................................... 3 2.2 ST. MACCULLIN’S CHAPLAIN’S HOUSE, CHURCH AND FORMER SCHOOL ............................................... 5

3 CONCLUSION ................................................................................................................... 7



2

1 INTRODUCTION We, Stephen Little & Associates, Chartered Town Planning and Development Consultants, 6 Upper Mount Street, Dublin 2, have been instructed by our client, St. Laurence O’Toole Diocesan Trust, Archdiocese of Dublin, Drumcondra Road Lower, Dublin 9, to lodge this submission in respect of the Fingal Draft County Development Plan 2017 - 2023 whereby the period for public submissions is invited up to 4.30 pm on Friday the 29 April 2016.

This submission is made in respect of specific lands which on behalf of the Trust throughout Fingal’s Administrative Area. In this regard, the lands, which relate to this submission as a result of changes in the Draft Plan are as follows:

• St. Patricks Church, Donabate – Map sheet ref no. 7 (Donabate/Portrane) • St. MacCullin’s Chaplain’s House – Map sheet ref no. 6 (Rush)

Further details of these sites and the grounds of this submission are provided within their respective sections below.

The purpose of this submission therefore, seeks to ensure that the existing arrangements for lands are maintained ensuring that the zoning and specific local objectives of the above-mentioned lands in the forthcoming Fingal Development Plan 2017-2023 are in accordance with the current plan.



3

2 SUBJECT SITES

2.1 St. Patricks Church and Hall, Donabate

The subject sites are located within the Town Centre of Donabate. The first of which, St. Patricks Church, is positioned along the main street at the junction with Ballisk Ct, with primary access onto the lands. The Church’s main frontage is to the west with car parking within its curtilage, which is set back from the streetscape with associated housing to the south. Located south-west of the site is St. Patricks Hall which fronts on the main street with the associated parochial house within its curtilage. The above-mentioned sites can be seen below in figure no. 1 which is the subject of this submission.

Figure no. 1 – Extent of subject sites – Geohive maps

2.1.1 What this Submission is Seeking

Our client is seeking amendments to the Draft Fingal Development Plan 2017 - 2023, which is set out as follows:

• To seek to amend the zoning of the lands from the proposed ‘CI’ (Community Infrastructure) to zoning objective ‘TC’ (Town Centre).

This amendment is illustrated in Figure no. 2 below and a full reasoning and justification for seeking these amendments are provided under Section 2.1.3.

For clarity, this Formal Submission seeks to revert the proposed changes back to a ‘TC’ objective, being the zoning objective in the current Statutory Development Plan.



4

Figure no. 2 – Sheet 7 – change in land use zoning from TC to CI

2.1.2 Evidence to Support

Notwithstanding that the position of the church and the Hall to the south can be described as a Town Centre location forming part of the Main Street of Donabate, the subject sites can also be seen to form an integral part of the town centre urban fabric and forms part of the towns identity as a noted focal building. The proposed change in zoning is not necessary given the nature immediate zonings and context will be confined along with the fragmentation of the ‘Town Centre’ zonings does deliver apon a sustainable town, with a consistent TC zoning incorporating a mix of uses. In this regard, the function of a zoning objective is not merely to reflect the existing uses on the ground. The vision of the TC zoning seeks to develop and consolidate urban centres in the County with an appropriate mix of land uses which seeks to enhance and develop the urban fabric of these Centres in accordance with the principles of urban design, conservation and sustainable development. We submit that it is entirely reasonable to retain the uses on the ground within a TC zoning as they provide a central role in the town. In contrast, the proposed CI zoning of these lands, whilst reflecting the current use on site, is not considered in keeping with the Town Centre objective of a consolidated town. Throughout the County, other examples of churches within main streets have retained their ‘TC’ zoning notwithstanding their community use. This can be seen at: St. Patricks Church, Skerries, St. Sylvester in Malahide and St. Maur’s Church in Rush, for example. In this regard, it is considered that the town centre zonings at this location should be maintained at these lands. It is therefore requested that the proposed zoning change to both sites is not necessary given that the current zoning objective of ‘Town Centre’ is considered in keeping with the current use and maintains the surrounding town centre context.

✗ ‘TC’ Zoning: Changed to ‘CI’ Zoning


ü Retain ‘OS’ Zoning



5

2.2 St. MacCullin’s Chaplain’s House, Church and Former School

The subject site is located within the northern boundaries of Lusk Town along Chapel Street. Positioned in front of the open space at the northern end of the main street with frontage onto same, St. MacCullin’s Chaplain’s House, Church and Former School form part of the northern entrance and backland structure to Lusk. The abovementioned structure and its respective curtilage can be seen below in Figure no. 3.

Figure no. 3 – Extent of subject site – Geohive maps – Geohive maps

2.2.1 What this Submission is Seeking

Our client is seeking amendments to the Draft Fingal Development Plan 2017 -2023, which are set out below.

• To seek to amended the zoning of the lands from ‘CI’ (Community Infrastructure) to zoning objective ‘TC’ (Town Centre).

This amendment is illustrated in Figure no. 4 below and a full reasoning and justification for seeking these amendments are provided under Section 2.2.2.

For clarity, this Formal Submission seeks to revert the proposed changes back to a ‘TC’ (Town Centre) objective; as is currently the case within the Statutory Development Plan.



6

Figure no. 4 - Sheet 7 – change in land use zoning from TC to CI

2.2.2 Evidence to Support

Notwithstanding that the position of the church which can be described as a Town Centre location, the group of protected structure form part of the defined town centre edge of the northern approach in the Town, In this regard, the preservation of the existing zoning would be more in keeping with a defined historic entrance in the Town of Lusk. The proposed change in zoning is not necessary given the nature immediate zonings and context will be confined along with the fragmentation of the ‘Town Centre’ zonings does deliver apon a sustainable town, with a consistent TC zoning incorporating a mix of uses. In this regard, the function of a zoning objective is not merely to reflect the existing uses on the ground. Throughout the County, other examples of churches within main streets have retained their ‘TC’ zoning notwithstanding their community use. This can be seen at: St. Patricks Church, Skerries, St. Sylvester in Malahide and St. Maur’s Church in Rush, for example. In this regard, it is considered that the town centre zonings at this location should be maintained at these lands. It is therefore requested that the proposed zoning change is not required given that the current zoning objective of ‘Town Centre’ is considered in keeping with the present use.


ü Retain ‘CI’ Zoning



7

3 CONCLUSION The purpose of this submission is to secure land use zonings which correspond with both their respective uses aswell as their role within the town centre core.

It is of the considered opinion of our client that; whilst it is acknowledged that Fingal County Council have taken the proactive approach to re-zoning lands in accordance with their respective uses, that the re-zoning to ‘CI’ lands within the established town centres is considered over-prescriptive given the purposes behind town centres - of mixing uses, critical mass and the conservation of built heritage intended for town centre zoning.

Throughout the County, there are examples whereby; Town Centre zoning has remained on what effectively it a community Infrastructure use. In the interest of consistency and in accordance with the village structure (not just zoning) that a ‘CI’ type zoning objectives be removed within these town centre locations.

We trust the Planning Authority will have regard to this Formal Submission and we would be grateful for a written acknowledgement of this submission.

STEPHEN LITTLE & ASSOCIATES

29 April 2016

FORMAL SUBMISSION ON - Fingal · Prepared By 29 April 2016 FORMAL SUBMISSION ON FINGAL DRAFT COUNTY...

Documents

Transcript of FORMAL SUBMISSION ON - Fingal · Prepared By 29 April 2016 FORMAL SUBMISSION ON FINGAL DRAFT COUNTY...