Leixlip Local Area Plan – Submission

The Leixlip Local Area Plan is part of a subset of plans linked to the County Development Plan.   Section 10 of the Planning & Development Act,  2000 (1) states “A development plan shall set out an overall strategy for the proper planning and sustainable development of the area of the development plan.

 

The 2005 County Development Plan,  which  has not been varied,  lists Leixlip as a Moderate Growth Town,  defined as meaning a population of between 5,000 and 15,000.

 

Section 19  (2) of The Planning and Development Act, 2000 states:
A local area plan shall be consistent with the objectives of the development plan….

 

The 2009 Draft Leixlip Local Area Plan currently on display is not consistent with the 2005 County Development Plan in that the 2006 Census showed Leixlip with a population of 14,676,   the Leixlip LAP proposes to zone an additional 10.7ha for new residential  in addition to making provision for 851 residential units in the Collinstown LAP.  This is in addition to land that has been developed and occupied since 2006 and land that is committed for development but not as yet built on.

 

The planning guidelines for the Greater Dublin Area which are prepared by the Dublin and Mid East Regional Authorities are currently under review. Interim figures were notified by the Regional Authority to the Council,  however,  the County Plan was not varied.   The economic situation has changed and there is an expectation that we will again see people emigrate from the State as opposed to immigrate to it.  Waiting until the review has taken place makes good planning and economic sense.

 

The Planning and Development Act,  2000 section 23 states:
(1)

(a)   the objective of regional planning guidelines shall be to provide a long-term strategic planning framework for the development of the region for which the guidelines are prepared.
(b)  The planning framework referred to in paragraph (a)  shall consider the future development of the region for which the guidelines are prepared for a period of not less that 12 years and not more than 20 years.

 

Given the changed economic environment it would be safer to defer the making of the Leixlip Local Area Plan until (a) the new Planning Guidelines are in place (b) until the new Development Plan is either adopted or the 2005 Kildare County Development Plan is varied.

 

The Planning and Development (Amendment) Bill 2009
Section 10 of the Bill  seeks to change the law in relation to the making of Local Area Plans,   its explanatory memorandum states;
Section 10 …..In order to ensure LAP’s are comprehensively linked to the City or County Development Plan (which is reviewed every 6 years),  the lifespan of the LAPs is increased to 10 years,  although where an LAP is no longer consistent with the City or County Development Plan (where that plan has been reviewed or varied)  there is a requirement to vary or review the LAP within 1 year….”

Delaying the making of the Local Area Plan would streamline the development process in the County.

 

Section 23 proposes to extend the lifespan of existing planning permissions as follows;
This section seeks to amend section 42 of the Principal Act (2000 Planning and Development Act,  2000) as follows;   currently provides that the duration of a planning permission must be extended,  subject to certain conditions,  where substantial works have been carried out before the expiration f the original permission.  The proposed amendment provides for the extension of permission (for a period of up to 5 years) in circumstances where substantial works have not been carried out,  but there were commercial,  economic or technical considerations,  beyond the control of the applicant,  which substantially mitigated against either the commencement of development or the carrying out of substantial works.   The previous provision is also amended by removing the possibility of a second extension of permission.

 

Clearly planning laws are being changed to take account of the changed economic environment,   deferring consideration on Local Area Plans would be consistent with a changing economic and social environment.

Section 5 of the Bill  states;   The core strategy shall also provide the policy framework for Local Area Plans,  particularly in relation to zoning at  LAP level.  The location,  quantum and phasing of proposed development must be shown as well as growth scenarios,  details of transport plans and retail development….

 

In the current economically unstable environment where there is an excess rather than a shortage of housing stock,  zoned land etc.  and where the provision of new schools,   water/wastewater infrastructure;  transport infrastructure,  community facilities etc will place new demands on scarce national finances,  together with the absence of local finances where a local contribution is mandatory,   seeking to delay zoning further lands through LAP’s makes both economic and planning sense until the broader strategic issues have been considered which should be somewhat clearer when the Regional Guidelines have been finalised.




 

Leixlip Draft LAP

 

In the absence of the arguments  above succeeding,    I wish to make the following points in relation to the Leixlip LAP 2009. For most inhabitants of Leixlip it will come as a surprise that there is an estimated need of 1600 residential units in Leixlip,  given the current national high level of vacant and unsold properties and committed land including the land which was rezoned residential around the Wonderful Barn and for which there is planning permission for 476 residential units.

 

BOUNDARY EXTENSTION

While it makes sense to include the lands at Hewlett Packard to reflect the reality of its use  the same argument can be made for including the Rugby Club and the Salmon Leap Canoe Club.   The boundary should be extended to include both.

 

 

PLANNING HISTORY
When the last Leixlip Plan was written the population of the town exceeded 15,000.  Additional land was zoned for new residential in two locations (a) around the Wonderful Barn (b)  at Easton Road near the Collinstown Link.   In addition some land remains to be developed,  this land  was zoned in earlier plans.    The Regional Guidelines  subsequently defined Leixlip as a moderate growth town defined as meaning a town with a population between 5,000 and 15,000.  Despite pointing out how ridiculous this was Leixlip was included in the County Development Plan 2004 as a Moderate Growth Town.

The Regional Authority subsequently  advised Kildare County Council of potential additional population growth,  however,  the County Development  Plan was not  varied.   The current Leixlip  and Collinstown Plans  estimates  the need for an additional 1617 new residential units over the next 6 years.   To rezone this land new residention prior to amending the settlement strategy in the County Plan seems to me to be legally suspect.

 

 

POPULATION / DEMOGRAPHICS

1971	1981	1986	1991	1996	2002	2006	Current	2011	2016
							Estimate	Estimate	Estimate
2,402	9,306	11,938	13,194	13,451	15,143	14,676	16,524	17,756	20,836

 

As can be noted above the population of Leixlip fell slightly between  2002 and 2006. The fall can be accounted for by lower household sizes,  particularly in many of the more mature housing estates to the west of the town many of which developed in the 1970’s.  Population in the  Confey area remained static in over the same time,  no new development has occurred in this part of the town for more than 10 years.  The 1980’s is when the population expanded most,    parts of the town now have an  aging population  which will bring new demands. These need to be catered for in the LAP.

 

 

RESIDENTIAL DIVERSITY

Many  residents who are growing older  may wish to relocate within  the town.   With heating costs set to accelerate because we are at or near peak oil production.   Providing for those who wish to trade down will have the benefit of freeing up larger family type homes.   Low maintenance apartments are however often not seen as attractive for elderly people,  they are often seen as transient in nature and more appropriate for a younger age range.   Balconies are often the only private open space this can result in complaints about noise.   If we are to produce a housing stock that caters for the diversity of needs design of living communities needs greater consideration.

 

 

GEOGRAPHICAL BALANCE
The Leixlip LAP lacks geographical balance,  the last housing estate  built in Confey was at Woodside while to the west of the town more than a 1300 residential units have been added in recent years in the vicinity of Easton Road they are, Glen Easton,  Rinawade,  Easton Mews,  Loughnamona,  Sli An Chanail, Ashbrook, Beechpark,  Louisa Park and  Cluain Dara. In addition the lands close to the Wonderful Barn have a current planning permission for 476 residential units.     This growing population is putting pressure on the social infrastructure to the west of the town at a time when  there is spare capacity to the east.

 

Some of the facilities available in Confey are;   two primary schools,  a secondary school,  recently constructed youth/community centre,  library,  town hall,  neighbourhood shopping centre,  Confey GAA Club which boasts a modern clubhouse,  St Catherine’s Park which is also  home to Confey FC,   66A bus service and a suburban  train station (Maynooth – Connolly). Yet the only development that is proposed is 20 units to the rear of Newtown House.

 

The  major deficiency in Confey  is Cope Bridge which is ironically a protected structure.   Most people in Confey would wish to be protected from this structure which includes traffic signals to manage one way traffic.    If an argument was to be made for additional residential I would have expected to see it included over Cope Bridge with a provision that Cope Bridge should be widened and upgraded prior to any development commencing.   Provision of a site for a car park at the train station should also be provided.    The proximity to the train station would also conform to sustainable mobility patterns which are included as  objectives in this plan,   public transport objective 3 Page 43 reads, “To encourage greater use of the existing rail line in Leixlip in the interests of sustainability.  The decision to include substantial residential zoning  at Collinstown appear to be made on economic together with planning grounds.

 

The assimilation capacity of the River Liffey will be the ultimate constraint on the growth of Kildare.   The capacity of the upgraded wastewater treatment plant will have to be shared between the various settlements and between the competing range of uses.   There may be limited opportunity to develop land in Confey into the future as a consequence.

 

Land use zoning
Specific objectives  are outlined for land use and zoning  on page 56 as follows:

 

(a) the present development area and recent trends in development?
(b) The amount of committed and uncommitted land within the existing development area.
(c) The accessibility,  availability and location of land for development;
(d) The accessibility of public transport,  particularly rail;
(e) the location and adequacy of existing social infrastructure (schools,  community facilities,  etc.);
(f) the character of the town with regard to the scale and pattern of development
(g) the need to promote planning and sustainable development in accordance with national regional and local policies and framework plans in this regard;
(h) physical features and amenities of the town;
(i) the present and future situation regarding the provision of essential physical infrastructure – especially water,  wastewater and roads;
(j) the pattern of development in Leixlip and its environs and the need to rationalise connectivity and integration with the town centre.

 

The zoning objectives above would support the view that a better balance can be achieved of  new residential between both sides of the town.

 

Land use Zoning
In addition to lands that were previous zoned (close to the Wonderful Barn and Collinstown for which there is a separate plan)  it is proposed to rezone  lands for a further 1,450 housing units most of which is located within the boundaries of the  Collinstown LAP.   The two locations proposed for new residential in the Leixlip Plan are 10.2 ha  in Leixlip Demesne to the rear of Leixlip Park/Wogansfield and 0.5ha to the rear of Newtown House, Confey.




 

Leixlip Castle & Demesne

“Historically, the centre of Leixlip has always been Leixlip Castle. Built on a rock at the confluence of the River Liffey and the Rye Water was granted to the de Hereford family and dates from the Norman Invasion of 1171 with the round tower added onto the square keep in the 14th Century. The castle was strategically placed at the confluence of the River Liffey and the River Rye. Over the following several hundred years Leixlip Castle was to be one of the strongholds of the Pale – an outpost.
In 1732 the castle was acquired by William Conolly, nephew of Speaker William Conolly, who inherited Castletown House, the lands of which adjoin the Leixlip demesne to the west. “ (Photo and text from Leixlip Town Council Website)

 

This is the first occasion new residential has been proposed within Leixlip demesne.

 

Zoning at Leixlip Demesne
Access to the demesne lands is   proposed  from the Celbridge Road specifically  between the motorway bridge and the current entrance to the Wonderful Barn.

 

It is likely that pedestrian access would  be taken from Leixlip Park and Wogansfield.    The Celbridge Road which is a single carriageway,  already provides access to the following;   Hewlett Packard,  Barnhall Rugby Club;  Salmon Leap Canoe Club together with lands earmarked for Diageo  all to the west of the motorway,  to the east,   are the Wonderful Barn lands which have planning permission for 476 residential units together with lands earmarked for a public park,   there is also an expectation that the Wonderful Barn itself will become a tourist attraction.  Housing estates east of the motorway to the Maynooth Road are,   Elton Court,  Forest Park,  Castletown,  Leixlip Park,  Wogansfield,  Highfield Park,  Knockaulin, totalling in the region of 1000 houses,   Colaiste Chiarain (large second level school)  and Scoil Ui Dhallaigh which is a Gaelscoil are also located in this area.   A neighbourhood shopping centre is situated at the entrance to Castletown Estate.    Dublin Bus provide a limited service to the Celbridge Road,  the  66B  terminates at the Salmon Leap Canoe Club.    The junction with Maynooth Road,  which is not controlled with lights,   is under pressure at peak times.   In addition to the c1000 houses which take access from this road the 476 units with planning permission at the Wonderful Barn and the new zoning of 204 houses will add intolerable  pressure along the road and particularly at the junction with Maynooth Road.  It will also increase pressure at  the various entrances to housing estates along the road where accident rates have increased in recent years.

 

Page 23 of the Leixlip LAP 10.4 Community and Educational states;
Building strong,  inclusive communities is a key element in achieving sustainable development objectives.   Sustainable communities require not only economic development,  but also provision of and access to education,  health and community support services,  amenities and leisure services and a good quality built environment…

 

Cramming all new developments on the west side of  Leixlip makes little sense at a time when  the range and capacity of facilities to the  north east of the town are capable of absorbing,  and indeed require some renewal,  makes little planning sense.    The primary reason for not zoning land in Confey is the road conditions,  yet,  the Leixlip LAP on page 27 in relation to the lands at Leixlip Demesne states;   Improvements in access to the site from the Celbridge road must be addressed prior to any development taking place on these lands.   Access to these  lands must be co-ordinated with access to lands to the west of the Celbridge Road.
There is no objective to provide a signalled controlled junction at Galvin’s Cross where the Celbridge and Maynooth Roads meet. Should a change be made to include new residential zoning over Cope Bridge it should specify that no development shall commence  prior to  widening of Cope Bridge and the provision of car parking for Confey Train Station to cater for local needs.




 

Land to the rear of Newtown House.

While this is a small piece of land 0.5ha it has the capacity to provide 20 residential units.   Road access into the site is limited and is located at  the Confey Road junction,  this is the sole access for the 700 houses in Riverforest,  Riverforest View and Woodside together with the Confey  neighbourhood shopping centre, Confey College,  the Library,  Youth and Community Centre and Town Hall.   The junction  is difficult practically all the time,   adding more pressure here without providing  for vehicular and pedestrian movements as a specific objective will add to the problems.    Pedestrian facilities at the Library and adjoining buildings also  need to be improved.



Residential Objectives and Mapping

P28  (v)  Development shall not be permitted on designated areas of open space that form part of a site layout for previously permitted development.
P58 existing residential  (…The zoning provides for infill development within these existing residential areas.  The primary aim of this zoning objective is to preserve and improve residential amenity and to provide for further infill residential development at a density that is considered suitable to the area…….)

 

The land use zoning map 4A requires amendment.  Some existing estates have the green spaces zoned open space and amenity others are mapped as existing residential.  I am seeking an amendment that all existing estates are shown as “existing residential” and “open space an amenity”  to reflect the reality.  I am seeking this because prior  to a policy change in the mid 1990’s Kildare County Council did not require developers to vest open spaces in the Council,  the original developers of many mature housing estates are still listed as the land owner.  Attempts have been made to return and seek further residential development. In addition the “existing residential” provides for infill.    The maximum protection should be afforded in addition to the written statement the map should reflect the reality.

 

The plan also states that apartments will be considered in  proximity to train stations.  The experience has been that any site within the town boundary is seen by developers as in close proximity to one of the train stations.  The Leixlip LAP needs to be more proscriptive about what is meant by  “proximity”.

 

Error:   There is a mapping error in Blakestown,  two houses are zoned “Transport and Utilities”.   This mapping error needs to be rectified.   The two houses are on the boundary with the Collinstown Major Town Centre Boundary,   some consideration should be given to the potential impact of a major town centre site and these houses.

 

Liffey Valley Special Area Conservation Order
Towards a Liffey Valley Park – Strategy Document page 61 and 62 state:

 

Leixlip and St Catherine’s

The Liffey Falls

 

Access to the River Liffey from Leixlip Town centre could be greatly improved.  The existing available small pockets of open space that front onto the river would be greatly enhanced with the addition and in some cases renovation of waterside walkways.  This particular setting carries a high scenic quality,  made particularly attractive by the waterfall associated with the confluence of the Liffey and the Rye which is a focal point.

 

 

St Catherine’s and the Lucan Demesne

 

These open spaces which are in public ownership lie adjacent to each other on opposite banks of the River Liffey.   As highly attractive semi rural settings they will serve the communities of Leixlip and Lucan with a highly valuable and desirable amenity in which the River Liffey is a key focal point.  Linked access between these public parks over the river is recommended.   Apart from bringing the river amenity more closely to the local people,  these links will serve to forge an association between the settlements of Lucan and Leixlip.

 

Branding and Identity

 

It is essential that a clear identity for the Liffey Valley is developed.  This should help direct visitors and locals to the various points of interest and around the Valley and heighten awareness of this asset amongst the wider population.    Page 67 of the strategy also recommends a single distinctive brand defined as meaning signage and high quality interpretative boards.  This should be included in the Leixlip LAP as an objective.

 

The Liffey Valley (pNHA Site code:  000128 )  is in the adjacent Fingal area.  The Special Area Order has been in place since 1990 and covers the stretch of Liffey between Chapelizod and Lucan.     While there has been an aspiration to extend that order into Kildare,  such an order has to date not been made.  I am now proposing that such an order is made in Kildare and is referred to as an objective in the Leixlip LAP. The aim of the special area amenity order is to protect,  preserve and enhance the character and special features of the Liffey Valley.

 

Consideration is also underway towards development of a Liffey Valley Regional Park,  this should be referred to in the Leixlip LAP.




 

Social Infrastructure
The Social Infrastructure assessment required on planning applications of 50+ houses is much too narrowly focused.  A baseline study of social infrastructure,  including its deficits,  needs to be done and should be included as an objective of the Leixlip LAP.

 

The social infrastructure assessment  includes,   details regarding the type and location of facilities available in the locality including education,  childcare,  health recreational facilities and other facilities such as shops and post offices.  It should be demonstrated,  as part of any planning application that deficiencies,  found to be arising in the availability of such services in the locality,  shall be provided as part of the proposed scheme together with the type and location of same.   In addition the onus shall be on the developer to satisfactorily demonstrate how the proposed increase in population will be accommodated in terms of education provision.  In this regard,  it shall be noted that 12% and 8.5% of population at any time is assumed to be of primary and secondary school going age respectively (Dept Ed)

 

This primarily relates to public facilities and has a specific requirement in relation to school place deficits.    While the Development Contribution scheme did ring fence funds for community facilities,  that fund has largely dried up, there is currently no alternative finance to assist with the provision of facilities..  Following a baseline study it would be possible to include a social infrastructure matrix.




 

Transportation

 

Cope Bridge should not be listed for preservation and the Leixlip LAP should include an objective for widening the bridge.  Currently the bridge which is a one way system,  controlled by traffic lights,  has a high level of non adherence to the lights.

Include an objective for car parking at Confey Train Station, currently the level of car parking spaces are very limited,   this results in informal car parking taking place at the entrances to Glendale and Riverforest which pose road safety issues.   Car parking at the station  should be  for local needs only.

 

In addition to the boundary change proposed above,   a new road objective from Celbridge Road to link road to the rear of Castletown House and HP should be included.  This would relieve some of the pressure on the Celbridge Road and provide a new access to Collinstown,  this would also benefit those living in Celbridge on the south side of the Liffey.

 

Pedestrian Crossing at Maynooth Road  in the vicinity of the Roman Catholic Church should be included as an objective

 

Improve and maintain Silleachain Lane as a pedestrian access should be an objective of the plan.

 

A new objective should be included to provide for pedestrians at the Accommodation Road and Easton Road junction which may involve a one way system.

 

A new objective  to provide a pedestrian crossing on Easton Road and additional traffic calming should be included.

 

Page43 PC5  “To ensure that pedestrian links are created between St Mary’s /Riverdale and the New Street.   This should only be done in consultation with the residents associations of both these estates.   There was a previous link which was closed.

 

Page44  AR3 Facilitate pedestrian connections across the Rye Valley between Dun Carraig and the scouts Den and between Rockingham and Woodside.   While this looks good on paper  the latter was proposed in an earlier plan but removed following a large number of submissions opposing it from residents in the area.   Pedestrian access points,  particularly where there is little passive security,  have proved  problematic in that they are magnets for anti social behaviour.    These objectives would be expensive to provide,  unlikely to materialise during the lifetime of the plan and should be removed.

 

PT4  should also include reference to a bus interchange.   Feeder buses and a bus connection between Celbridge and Leixlip should be included as an objective.

 

Currently there is only one bus service in each direction per day to the Easton Road Area,  the 66d.   The level of new housing development in this location requires a greater level of service this should be included as  an objective.

 

There should be a specific objective to exclude the parking of HGV’s at the entrances to   housing estates.

 

Parking in recently constructed  mixed residential developments have produced problems that we should learn from.  One complaint that seems to emerge is where surface car parking is  provided  some distance from the entrance to the residential unit.   Getting children safely from the car to their home which might include buggies,  shopping etc.  has been identified as a problem.   The same situation arises for people with limited mobility or those who are disabled.   There is also an issue with visitor parking in high density estates.   Should additional provision be made for visitor parking,  it will be necessary to design the spaces in a way that avoids  HGV parking.  A new objective should be included  in order that a more satisfactory layout of estates is achieved.




 

Telecommunications

 

Masts:

Include a new objective that no commercial mobile phone masts will be permitted in an Architectural conservation Zone.

 

Page 41 T5 states; “Restrict telecommunication infrastructure where possible near residential areas,  schools and hospitals.” .  Yet a mast was constructed beside the new Garda Station.   There is local concern about the health implications of this mast,  however,  there is also concern about its visual impact.  T5  is a meaningless objective if Garda Stations are exempt,  the objective needs to be strengthened.

 

Amenity and Recreation

Page45   No reference is made to Leixlip Amenities Centre.  A feasibility study was carried out by Kildare County Council in recent years in  relation to the location of the North Kildare Public Swimming Pool,  Leixlip Amenities Centre was the preferred location.  It is also the location for the only children’s playground in the town.   This location has been earmarked for the North Kildare Sports Campus.  Given that it was developed jointly by the Council and the Community the centre needs to be referred to.

 

Flooding/Drainage Surface Water

Surface Water;    significant work in mapping flood events following the flooding events in August 2008.   Specific objectives should be included in this plan from that study.

A new objective should be included to eliminate soak holes in densely populated areas of the town as a means of dealing with surface water.

A specific objective to deal with the flooding issues at Captains Hill/DunCarraig should be included.

 

Management Companies

Kildare County Council recognises that certain development types,  (such as apartment blocks or developments that consist predominantly of apartment blocks and where it would not be practical to isolate the infrastructure serving the apartment blocks from the conventional housing element of the development) require the creation of management companies to manage and maintain  communal areas in the development.
Recommend  this needs to be less proscriptive for example on the Continent some apartment blocks are managed by co operatives.  Management Companies carry considerable legal obligations that might be less onerous with a different type of arrangement.

 

 

Town Centre Objectives

Page 45 Town Centre objectives includes provision for pedestrian links Riverdale/St Mary’s.   This should only occur should the residents of those two estates wish,  the text should be amended accordingly.

 

Page46  To consider appropriate development along the escarpment between Riverdale and the new Main Street.   Part of this escarpment  was provided as open space in the Riverdale Estate for which planning permission was granted by Kildare County Council,  reference number  1379/74.  Subsequent to this planning policy changed with regard to open space and this type of deficient amenity area was excluded for future developments.   Any changes at this location would have to be in consultation with the residents of Riverdale.

 

Page 47  TC10  Curtail the number of takeaways in the town centre.
A second objective should be added limiting opening hours.

 

 

Education

I very much support the provision of an Adult Education Centre as follows..
Page36  C9 to support the provision of a 5,000 – 10,000 square foot site for a new Adult and Further Education Centre,  Literacy and Basic Education Youthreach with the help of public and private stakeholders.