The submission is made in response to the amendments to the zoning map which are proposed under Reference Nos. 2.97 and 298 in Part 2 Volume 2 (Mapped Objectives)
The scope for modification of a draft amendment is limited by Section 12(10) of the Planning and Development Act, 2000 which provides that, having considered the Chief Executive’s report, the members of the authority shall, make the plan with or without the proposed amendment except that, where they decide to accept the amendment, they may do so subject to any modifications as they consider appropriate. However, a modification may not increase the area of land zoned for any purpose.
The purpose of this submission is to request the members to make the plan:
- in full accordance with the residential zoning objective which is proposed under amendment 2.97 for the northern part of the holding and
- subject to a minor modification to proposed amendment 2.98 which would clarify the site-specific objectives for the landscape preservation zone.
The amendment proposed under 2.97 reflects the fact that, although the site is currently zoned as Green Belt, it is effectively an infill site within the built-up area of the City environs as defined in the National Planning Framework.
The capacity of the site to accommodate a sustainable development of 137 units has been demonstrated by the Village Concept masterplan prepared by Reddy Architecture and Urbanism and by the Public Transport Strategy prepared by MHL. These documents were submitted in response to the Draft City Plan.
As soon as the residential zoning is confirmed our clients intend to proceed with a planning application under the Planning and Development (Amendment) (Large-scale Residential Development) Act 2021.
Confirmation of the amendment would therefore make a valuable and timely contribution to the achievement of the strategic objectives increasing housing supply and directing 50% of population growth into infill or brownfield sites within the built-up area of the City.
As the LPZ proposed for our client’s property under Mapped Amendment 2.98 is located in the North West ward of the City, the adoption of the amendment will require a minor amendment to Table 6.6 in order to:
- Identify the reference number of the zone as ‘NW18’ in column 1;
- Identify the name of the zone as ‘Clanloughlin House’ in column 2;
- Identify the landscape assets to be protected as ‘A, C, G,’ in column 3; and
- Identify the site-specific objectives in column 4.
We therefore request that the following text relating to Mapped Amendment 2.98 be included as a modification to the text of Table 6.6: "To allow a small amount of residential development within the walled garden to the rear of Clanloughlin house including the restoration; change of use and extension of the existing ancillary buildings"
The purpose of this submission is to request the members to make the plan:
(i) in full accordance with the residential zoning objective which is proposed under amendment 2.97 for the northern part of the holding and
(ii) subject to a minor modification to proposed amendment 2.98 which would clarify the site-specific objectives for the landscape preservation zone.
The amendment proposed under Reference 2.97 is entirely consistent with the principle of compact and sustainable residential development for the following reasons:
Housing Need and Housing Mix
The site is located on the North side of the City where there is chronic shortage of houses suitable for owner occupation
The proposal would complement the predominantly apartment schemes on the Our Lady’s and St Kevin’s sites by providing a wider range of housing units
The scheme can be delivered in the short term (less than 3 years) and will make a real difference to the current housing crisis
Sustainable Transport
The site is close to the major pedestrian and cycle route which runs from Curragheen through the Lee Fields, Mardyke and North Mall to the City Centre
The is a range of quality employment uses within walking distance including the Environmental Research Institute and the Lee Clinic on the Lee Road, the University and the Cork Clinic on the Western Road and the County Hall and a range of commercial businesses on the Carrigrohane Road.
The site is currently c. 1km from the high frequency 220 and 208 bus routes and will be just 750m from Sustainable Transport Corridor L on the proposed new Bus Connects network. The site will also be directly served by one of the “alternative cycle facilities” proposed under Bus Connects.
Social and Community facilities
There are long established primary and secondary schools in the area which have capacity due to the ageing population in their catchments.
There are many churches and community organisations in the area which would benefit from an influx of new residents
The site is well served with medical facilities given the proximity to the Bons Secours, Mercy and Cork University Hospitals and the Mount Desert and Farranlea Community Care Homes.
Amenities and Recreation
The site overlooks the Lee Fields, the Mardyke and Fitzgerald’s Park which are the premier amenity parks in the city
There are football, canoeing, tennis and cricket clubs nearby which would welcome new members
The University’s Mardyke Arena is available to all age groups and provides a swimming pool, running track, all-weather ball pitches and fitness training.
Amendment 2.98 should be modified for the following reasons:
An amendment to the text of Table 6.6 is required in any case to give effect to Amendment 2.98 to the Mapped Objectives of the Draft City Plan.
The western part of the Landscape Preservation Zone proposed under Amendment 2.98 forms part of the curtilage of Clanloughlin House as it is primarily comprised of the walled garden.
It is desirable from a conservation viewpoint that the buildings and landscape features within the curtilage of Clanloughlin House remain as part of the same planning unit as the main house.
As Clanloughlin House is listed on the National Inventory of Architectural Heritage, the appropriate level of development within the curtilage of the house should be determined by the heritage impact assessment which will be carried out at the planning application stage.
The site-specific objectives in Table 6.6 of the adopted City Plan should therefore allow for limited residential development within the walled garden of Clanloughlin House at the western end of the proposed Landscape Preservation Zone.