Objection To Most Recent Donaghcumper Planning Application

Cllr Catherine Murphy has lodged an objection to the third Donaghcumper Planning Application (09/665).

Permission has been sought  for road infrastructure,  however, the bridge close to Castletown Gates is not included.  Permission could not be sought because Devondale, the planning applicant,  does not have the consent of the landowner.   The time scale for development of the road network would be 2 years.

The application seeks to build a network of roads to facilitate the development of 9 individual blocks ranging from apartments to retail and offices. The scale height and mass of the development would be similar to application which was withdrawn earlier in the year.  Should permission be granted for the roads  it would be followed by  a further 4 planning applications  for the various blocks of apartments,  retail, offices,  car parking etc. which would be developed on phased basis .  Included in the application is an artist’s impression of the proposed new bridge shown to the right of the slip.   Should a bridge be constructed in this location  it would require a number of sets of traffic signals  to deal with the existing traffic and the projected 25,008 daily two way trips from the proposed new developments.

The application seeks the demolition of large elements of the Donaghcumper perimeter wall,   this  would fundamentally change the entrance to Celbridge and expose a complex of high rise modern blocks of development  at the entrance to this historical town,  some of the mature trees would also go.  The applicant also seeks 3 new entrances on the Dublin Road  between the Abbey Tavern and the entrance to the Riding School only one would be controlled by traffic signals.   This would be in addition to a fourth entrance if  An Bord Pleanala rejects appeals lodged against the recent decision by Kildare County Council to grant permission for a housing according to Cllr Murphy.

In addition to heritage issues Cllr Murphy raised concerns about potential anti social behaviour  at the proposed new pedestrian bridge to the rear of the late Kate Walshe’s house;  doubt’s about the delivery of a new bus service by 2012 given the absence of a bridge and lack of funding for improved services;   she objected to the proposed reduction by  52% in the non residential car parking standards which she maintains would  put the existing town centre at commercial disadvantage.

While this application primarily relates to road infrastructure if granted it would pave the way for high rise modern  buildings that are totally out of character with the surrounding area.

Objection  to Planning Application 09/ 665 – Donaghcumper

This application predominantly relates to the road and bridge elements associated with land zoned for  an extension to  Celbridge town centre at Donaghcumper.

I wish to object to planning application 09-665 for the reasons stated below.

The Bridge: A Bridge connecting the subject lands with Main Street  is not part of the current planning application,  while it is designed to the Council’s standards the applicant concedes  he does not own or have the consent of the landowner to make a planning application on this part of the site.  The applicant  describes the bridge as a critical element and urges the Council to use their powers to acquire the land in question, presumably meaning a CPO.  Land acquisition  and construction costs would be considerable,  the Council are clearly not in a position to pay for this infrastructure.  It therefore seems the planning application is at best premature.

It cannot be argued that this application is an extension to main street when all that can be provided connecting Main Street is a pedestrian access located beside the late Kate Walshe’s House.

Traffic Management at Castletown Gates:

The artists impression included in the current application shows  the new bridge as it emerges on to Main Street.  It appears to show the Parochial House further back than is possible.  There is also no junction treatment shown yet  it  appears  there are  no other means of controlling movements  than traffic signals. The bridge is in addition to the slip which means there will be no line of sight  from the “new” bridge up the Maynooth road.

In addition to the existing flows of vehicular traffic and pedestrians,  significant additional traffic would be  associated with the commercial and residential elements of the development,  should it proceed.   It is estimated in the associated EIS  the “New Town Centre” will generate 25,008 daily two way trips.

The junction would be further complicated because of the one way restriction at Castletown Gates.  There is also a  need to safely manage pedestrian movements.   While this area is outside the subject lands the impact on Main Street is so profound that it is necessary to fully evaluate its impact and decide how they might be mitigated.    The provision of several sets of traffic lights will take from the visual impact of the cluster of structures at this location many of which are protected structures.

At Dublin Road:

Demolition of the perimeter of Donaghcumper Demesne from the former Riding School to the Abbey Tavern and the construction of 3 entrances from the Dublin Road.  In addition to the  3 entrances a further entrance east of these forms part of  Planning application 08-439 which is under appeal.  It appears traffic signals will be included at the primary entrance opposite Shinkeen Road,   however it is not at all clear  what traffic management methods will be used for the other entrances.

I am aware of other applications for individual entrances  further east on the same stretch of road which have been refused for safety reasons,  it would be inconsistent for the Council to grant four entrances three of which will not be controlled by traffic lights.

Public Transport:

The EIS expresses an expectation that a new bus service will commence 2012.   This raises a number of   questions  (1) how will this bus service operate in the absence of a bridge,  which is not part of this planning application,  the provision of the bridge  is to occur at some indeterminate time in the future.  (2)  Has a commitment been given  by a service provider?

The current planning application is for a network of roads and services to facilitate development of 9 blocks of mixed development which,  if granted,  would be constructed on a phased basis over the next 10 years.       Up to 4 further planning applications would then be made for a mixture of  commercial retail and residential,  the   population to be accommodated is estimated at over 1400.  The Environmental Impact Statement  goes into some detail about the phasing and states that the construction phase for the current application is 24 months.   It should be again noted that this application does not include the provision of a vehicular bridge and that the owner of the strip of land necessary to construct such a bridge have withheld their consent.

Again it should be noted that while Hazelhatch Railway Station has undergone considerable expansion,  it is not within walking distance from Donaghcumper.   It is far more likely that bus based pubic transport would be the preferred option.  Despite the considerable expansion of  Celbridge  the number and routes  of the bus services has lagged far behind what is needed in that town.

Car Parking Standards:

The EIS  while accepting the County Development Plan standards for residential parking for the 600+ apartments,  it  seeks a  reduction of 52% in non residential parking standards.   If agreed  this  will continue the pressure on the Main Street and provide a more favorable retail environment for car users which may result in the following (1) Main Street becoming less attractive for car users (2) the new retail locations (if granted permission) will be more car dependent which conflicts with the sustainable transportation aspects raised in the EIS.

Retail: Celbridge has been designated at level 3 in the retail hierarchy.   It would appear the retail elements  as outlined in the EIS are more appropriate to a level 2 hierarchy.  Nearby Collinstown has been designated level 2.   The primary reason for that designation was, following   sequential studies carried out in the four North Kildare settlements,  none were deemed to have the capacity to absorb the type of traffic movements such large scale development would bring.

The network of roads and services in the current planning application,  as already stated,  are to provide for large scale mixed development the retail elements of which undermine the  Regional and  County Retail Strategy which designates Collinstown for that purpose.

Anti Social Behavior:

The pedestrian bridge located to the side of the late Kate Walshe’s house will be difficult to police.   Unfortunately there is a pattern of anti social behavior and  secluded locations are favored.   This issue needs to be considered in some considerable  detail,  perhaps the Gardai’s crime prevention officer might be consulted.  It is also  not at all obvious how deliveries could be made to premises along what is predominantly a pedestrian route.

Donaghcumper Demesne:

The current planning application seeks the demolition of the Demesne wall on Dublin Road from the Riding School to the Abbey Tavern.   Donaghcumper house and demesne were recently added to the list of protected structures and are deemed to be of national importance.  The demolition of this large section of wall together with the loss of mature trees will impact directly on Celbridge.

The  traditional entrance to  Celbridge from  Dublin  is the first indication that the town has a strong historical character.   Not only will the wall be largely removed but the high rise modern mixed development will be exposed and will change the character of the entrance to the town to that  of a modern “anywhere”  location which would be visible day and night.   The Celbridge local area plan sets  out to conserve the intrinsic character of the town that of course  includes the entrance to Celbridge.

Castletown House:

Castletown House and Demesne are listed as Internationally important,  clearly this road network is intended to facilitate a  large scale high rise development the scale and mass of  which is totally out of character with the adjoining demesne lands.   Considerable money has been expended by the state through the OPW on Castletown House and Lands,  there is considerable tourism potential in Celbridge which is referred to in section 2.10 of the Development Plan.  That potential will be undermined by this proposed development.

Celbridge a Historical Town:

Throughout the Celbridge LAP there are references to the historic character of the town,   the zoning of the lands at Donaghcumper contradict that intention.   The development  will exist beside the Georgian Main Street  will dwarf those buildings and will itself become a focal point destroying  the historic character of Celbridge.

The EIS refers to both the AAP and the Masterplan there is little doubt the scale height and mass of the development envisaged  is completely out  of character with Celbridge The current proposal if granted would pave the way for a further series of planning applications for modern blocks of buildings similar to those withdrawn in planning application 08-438.     For those reasons I am seeking rejection of this planning application.

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Posted by catherinemurphy on July 12, 2009. Filed under Celbridge,Planning & Development. You can follow any responses to this entry through the RSS 2.0. Both comments and pings are currently closed.