Childcare Demand Analysis

for

Residential Development at Stoney Hill

Road, Rathcoole, County Dublin

on behalf of Romeville Developments Ltd

2

June 2020

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CONTENTS Section Title Page(s)

Executive Summary 3-4

1.0 Introduction 5

2.0 Site Location and Description 6 3.0 National and Regional Planning Policy and Guidance 7-8 4.0 Relevant Local Planning Policy 9 5.0 Methodology 10 6.0 Assessment 11-14 7.0 Conclusion / Reflection on Findings 15 8.0 Appendices 16-24 List of Figures Figure 1 Site(s) Location 6 Figure 2 Circle Illustrates 2km Radius from Stoney Hill Road, Rathcoole 12 Figure 3 Existing Childcare Facilities within 2km of Subject Application Site 23 List of Tables Table 1 Calculation of Childcare Space Facility Requirement 13 Table 2 Population in Rathcoole by 2022 14 Table 3 Childcare Facilities Surveyed with 2km’s of the subject application site 19-21

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EXECUTIVE SUMMARY ▪ Romeville Developments Ltd are applying for planning permission to build 204

residential dwellings on lands zoned for residential development off Stoney Hill Road, and in between Rathcoole Park, Rathcoole, South West County Dublin. As part of this planning application it is prudent to carry out an assessment on what the proposed development’s childcare space requirement is. The assessment involved reviewing relevant national, regional and local policy and guidelines for the provision of childcare facilitates, primary research into the demographic profile of the area and determining the availability of childcare facilities in Rathcoole and surrounding areas and calculating the actual childcare space requirement for the subject planning application. In carrying out this assessment, an important factor is the adjacent residential estate (Peyton) currently does not benefit from a dedicated childcare facility.

▪ This report will therefore establish:

(a) The current availability of childcare spaces within the vicinity of Rathcoole, serving

the Peyton Estate and the proposed development at Stoney Hill Road. (b) The number of childcare spaces needed to support the residents of the Peyton

Estate and the proposed development. (c) The demographic profile of the area between 2016 to 2022 and what this signifies

for childcare provision in Rathcoole village. (d) Reflections on the findings of the analysis and what childcare spaces are required

to support the Peyton Estate and the proposed development.

▪ The proposed development at Rathcoole is predominately adjacent Stoney Hill Road, with a portion of the application site being in the Peyton Estate (crèche site) and part of Stoney Hill Road and roadway adjacent Rathcoole Park. The development will accommodate 204 residential units which are split between dwellings and apartments.

▪ The Design Standards for New Apartments Guidelines for Planning Authorities, Guidelines for Planning Authorities on Sustainable Residential Development in Urban Areas (Cities, Towns and Villages) and Childcare Facilities Guidelines for Planning Authorities infer that 20 childcare places should normally be made available for every 75 dwellings constructed within the same development. The preceding Guidelines also highlight the need to remove one-bedroom apartments from this threshold requirement. It is further noted that the Guidelines for Childcare Facilities include a provision for a reduction in the size of the childcare facility, depending upon existing childcare provision in the area.

▪ Following enquiries made with 6 childcare facilities within a catchment area of 2km of

subject application site, we have identified that there are 15 vacant childcare spaces available in this catchment area. It is noted there may be excess childcare spaces available just outside of the 2km catchment area, such as in childcare facilities in Newcastle and Citywest. However, it is not considered that these spaces would be available as they will be taken up by future demand locally.

▪ In accordance with the relevant Guidelines on Childcare Facilities, the criteria of a

standalone facility with 20 spaces for residential developments yielding 75 dwellings equates to 105 childcare spaces for the proposed crèche in support of the Peyton Estate

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and the proposed development. There were no other planning permissions granted in Rathcoole over the past 14 months used to inform this calculation.

▪ The Design Standards for New Apartments Guidelines for Planning Authorities,

Guidelines for Planning Authorities on Sustainable Residential Development in Urban Areas (Cities, Towns and Villages) and Childcare Facilities Guidelines for Planning Authorities require consideration of the demographic profile of the area when calculating childcare facility spaces in accordance with the guidelines. The census of population figure for Rathcoole was added to the subsequent completed and occupied developments in the area such as Croftwell, Green Lane Manor, Peyton Estate and Rathmill Manor and the proposed development, at an average occupancy rate of 2.7 person per dwelling, and the figure of 6,726 persons for Rathcoole indicates that a new childcare facility is needed in Rathcoole from 2022 onwards.

▪ A new childcare facility with a capacity of 90 childcare spaces is required in support of

the Peyton Estate and the proposed development. This has been calculated paying regard to the distribution and availability of spaces in childcare facilities with 2km’s of Rathcoole, the threshold requirement of a minimum of a 20 space facility for every 75 dwelling development, reviewing any recent planning applications approved in Rathcoole over the past 14 months and consideration of the demographic profile of the area to 2022.

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1.0 INTRODUCTION 1.1 This report has been produced in relation to a Strategic Housing Development

Planning Application to An Bord Pleanalá, in accordance with part 2 section 8 of the Planning and Development (Housing) and Residential Tenancies Act 2016 and articles 297 and 298 of the Planning and Development (Strategic Housing Development) Regulations 2017, on lands to the east and west of Stoney Hill Road, Rathcoole, County Dublin. The proposed development will be situated in South Dublin County Council administrative area and will include the construction of 204 dwellings and crèche, following demolition of 5 existing dwellings on-site.

1.2 The report has been prepared to address a request made by An Bord Pleanalá in Opinion ABP-305677-19 (see relevant extracts in Appendix 1), to provide a rationale for the proposed childcare provision in support of the proposed development taking account of childcare demand arising from the proposed development and the adjoining Peyton Estate.

1.3 In relation to Peyton, it is noted that the location of the proposed creche is an under-utilised part of the Peyton residential estate. The proposed crèche site formed part of the Peyton Estate original planning permission SD06A/0699, which is adjacent (to the north west) the subject application site. A childcare facility was approved in this planning permission but was not delivered.

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2.0 SITE LOCATION AND DESCRIPTION 2.1 The application site is circa 7.985 hectares and is predominantly situated to the

east of Stoney Road, Rathcoole, County Dublin. A portion of the application site (which will house the proposed crèche) is located in the Peyton Residential Estate to the west of the existing roundabout north of Stoney Hill Road. The application site will also include part of Stoney Hill Road and the roadway at the eastern side of Rathcoole Park.

Figure 1 – Site(s) Location Source: Google Maps

Residential Site

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3.0 NATIONAL AND REGIONAL PLANNING POLICY AND GUIDANCE 1. Department for Planning, Housing and Local Government Sustainable Urban Housing: Design Standards for New Apartments Guidelines for Planning Authorities March 2018

3.1 Published in 2018 the ‘Sustainable Urban Housing: Design Standards for New

Apartments’ guidelines document builds on the 2015 version and provides guidance and best practice in the careful consideration of issues and requirements when constructing these types of developments. Childcare facilities / provision is discussed in the communal facilities section of the guidelines. It makes refence to the Childcare facilities Guidelines for Planning Authorities guidance and states: “Notwithstanding the Planning Guidelines for Childcare Facilities (2001), in respect of which a review is to be progressed, and which recommend the provision of one child-care facility (equivalent to a minimum of 20 child places) for every 75 dwelling units, the threshold for provision of any such facilities in apartment schemes should be established having regard to the scale and unit mix of the proposed development and the existing geographical distribution of childcare facilities and the emerging demographic profile of the area. One-bedroom or studio type units should not generally be considered to contribute to a requirement for any childcare provision and subject to location, this may also apply in part or whole, to units with two or more bedrooms”. 2. Guidelines for Planning Authorities on Sustainable Residential Development in Urban Areas (Cities, Towns and Villages) – Department of Environment, Heritage and Local Government May 2009

3.2 Published in 2009 the ‘Guidelines for Planning Authorities on Sustainable Residential Development in Urban Areas (Cities, Towns and Villages)’ document is a comprehensive and consolidated document on how residential developments in Ireland should be planned and designed in order to achieve sustainable development principals.

3.3 In the provision of community facilities section of the document, the parameters for the provision of childcare facilities set out in the 2001 Childcare Facility Guidelines are transposed into this document by citing the same threshold requirements and considerations, stating “when considering planning applications, in the case of larger housing schemes, the guidelines recommend the provision of one childcare facility (equivalent to a minimum of 20 child places) for every 75 dwelling units. However, the threshold for such provision should be established having regard to the existing geographical distribution of childcare facilities and the emerging demographic profile of areas, in consultation with city / county childcare committees. The location of childcare facilities should be easily accessible by parents, and the facility may be combined with other appropriate uses, such as places of employment.”

3. Childcare facilities Guidelines for Planning Authorities June 2001

3.4 Published in 2001 the “Childcare facilities Guidelines for Planning Authorities” is a

multifaceted document which provides a framework to assist local authorities in

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preparing development plans while also assisting in the assessment of applications for planning permission. Developers and childcare providers also use the document as a guide to formulate their own development proposal’s.

3.5 These guidelines aim to create a universal approach, country wide, to ensure the availability of adequate childcare services to residents of new developments.

3.6 The guidelines state that provisions for childcare facilities should be located within;

“New communities/Larger new housing developments. Planning authorities should require the provision of at least one childcare facility for new housing areas unless there are significant reasons to the contrary for example; development consisting of single bed apartments or where there are adequate childcare facilities in adjoining developments. For new housing areas, an average of one childcare facility for each 75 dwellings would be appropriate. The threshold for provision should be established having regard to the existing geographical distribution of childcare facilities and the emerging demographic profile of areas.”

3.7 Further to this:

“In relation to new housing areas, a standard of one childcare facility providing for a minimum 20 childcare places per approximately 75 dwellings may be appropriate. This is a guideline standard and will depend on the particular circumstances of each individual site.”

3.8 This has been outlined in detail as part of the appendices to the guidelines; “Any modification to the indicative standard of one childcare facility per 75 dwellings should have regard to: 1. The make-up of the proposed residential area, i.e. an estimate of the mix of community the housing area seeks to accommodate. (If an assumption is made that 50% approximately of the housing area will require childcare then in a new housing area of 75 dwellings, approximately 35 will need childcare. One facility providing a minimum of 20 childcare places is therefore considered to be a reasonable starting point on this assumption. Other assumptions may lead to an increase or decrease in this requirement.) 2. The results of any childcare needs analysis carried out as part of a county childcare strategy or carried out as part of a local or action area plan or as part of the development plan in consultation with county childcare committees, which will have identified areas already well-served or alternatively, gap areas where there is under provision, will also contribute to refining the base figure.”

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4.0 RELEVANT LOCAL PLANNING POLICY

4.1 The South Dublin County Council Development Plan for the period between 2016-2022 aims to implement stated policies which address economic, social, cultural and environmental concerns to help improve the planning, growth and development of the SDCC.

4.2 Section 11.3.11 of the South Dublin County Development Plan 2016-2022 (SDCCDP 2016-2022) addresses the criteria under which childcare facilities shall be considered for development;

The Planning Authority will have regard to the following in the assessment of proposals for childcare and educational facilities: ▪ Suitability of the site for the type and size of facility proposed. ▪ Availability of indoor and outdoor play space. Local traffic conditions. ▪ Access, car parking and drop off facilities for staff and customers. ▪ Nature of the facility (full day care, sessional, after school, etc). ▪ Number of children to be catered for. ▪ Intended hours of operation. ▪ Impact on residential amenity.

4.3 Regarding new developments, it is indicated that childcare facilities should be

purpose built at ground level or as a stand-alone building.

4.4 The document further notes the SDCC’s policy to provide adequate childcare services where availability outweighs demand, referred to in section 3.10.0 of the SDCCDP 2016-2022. This is of relevance to the new developments where there is the potential for the increased need for childcare spaces;

“COMMUNITY INFRASTRUCTURE (C) Policy 8 – Childcare Facilities Policy C8 (a) It is the policy of the Council to support and facilitate the provision of good quality and accessible childcare facilities at suitable locations in the County. Policy C8 (b) It is the policy of the Council to require the provision of new childcare facilities in tandem with the delivery of new communities. C8 Objective 1: To support and facilitate the provision of childcare infrastructure at suitable locations such as town, village, district and local centres, adjacent to school sites and in employment areas. C8 Objective 2: To require childcare infrastructure to be provided in new communities on a phased basis in tandem with the delivery of residential development, in accordance with the phasing requirements of Local Area Plans or approved Planning Schemes. C8 Objective 3: To support the provision of small-scale childcare facilities in residential areas subject to appropriate safeguards to protect the amenities of the area, having regard to noise pollution and traffic management. C8 Objective 4: To support the provision of childcare facilities in community buildings, such as community centres and schools.”

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5.0 METHODOLOGY

5.1 In consideration of national guidelines and policy requirements for childcare provision associated with new development proposals, the following methodology will be applied in assessing the demand for childcare facilities: (1) A survey of the capacity of all childcare facilities within a defined radius of the

subject site, to establish if there are surplus places available to the residents of the Peyton Estate and the proposed development at Stoney Hill, Road.

(2) Calculating the childcare space requirements for the residents of the Peyton Estate and the residents of the proposed development, having regard to the following considerations:

➢ Actual childcare space requirements for the Peyton Estate and Stoney Hill

Road based on the formula within national guidelines; ➢ Planning permissions granted for residential developments in Rathcoole in

the last 14 months which require childcare space provision and which might utlise and take up some capacity in a childcare facility delivered as part of the proposed development, and

➢ Factoring in likely existing childcare spaces available within a defined catchment of the application site.

(3) Consideration of the demographic profile of the area taking account of the

existing populations from the most recent census to now (factoring in new housing developments built in Rathcoole between April 2016 to April 2020 and the proposed development) and the projected population for the area to 2022.

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6.0 ASSESSMENT

(1) Capacity of all childcare facilities within defined radius 6.1 The Guidelines for Childcare Facilities (2001) expect, in instances where a new

residential housing development creates the demand for a childcare facility, an average of one childcare facility for every 75 dwellings providing for 20 childcare places. It is further stated that planning authorities could consider requiring the provision of larger units catering for up to 30/40 children in areas of major residential development.

6.2 When calculating the exact number of childcare places needed to support the residential dwellings planned for in the proposed development, the 2018 ‘Sustainable Urban Housing: Design Standards for New Apartments’ exclude one-bedroom apartments (as part of the proposed development’s housing mix) from the calculation. In addition, these guidelines, and in addition the 2009 ‘Guidelines for Planning Authorities on Sustainable Residential Development in Urban Areas (Cities, Towns and Villages)’, require geographical distribution of local childcare facilities to be considered when determining the need and size of the proposed facility in support of the new residential development.

6.3 In order to consider the amount of local childcare facilities within a commuting distance of the application site and their status, a radius diameter of 2km (see figure 2 below) was chosen as an acceptable distance of competing childcare facilities that can be accessed from both the Peyton Estate and the application site. The 2km radius would equate to a 5-minute drive and 30 minute walk which is considered to be at the limit of a commuting distance of the existing residents in the Peyton Estate and the potential residents of the subject development.

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Figure 2: Circle Illustrates 2km Radius from Stoney Hill Road, Rathcoole Source: Google Maps

6.4 6 childcare facilities within 2km radius diameter of Stoney Hill Road, Rathcoole

were contacted and a summary of the information gathered and results are as follows (see Appendix 2 and 3 for full details): ▪ All 6 childcare facilities contacted provided information on their capacity intake

for 2019/2020. ▪ 5 facilities have full capacity with 1 facility having surplus places that can be filled. ▪ Our survey indicates there are 15 surplus childcare facility spaces within a 2km

radius of Rathcoole.

6.5 It is noted there are a number of other childcare facilities just outside the 2km catchment radius used in this assessment, mainly in the Newcastle and Citywest areas. If excess capacities are found to exist in the facilities, it is not considered that these spaces would be available to the potential residents in the subject application site as these spaces would be taken up by future demand locally in these areas.

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(2) Childcare space requirements for the residents of the Peyton Estate and the proposed development at Stoney Hill Road

6.6 When applying the criteria of a 20-space childcare facility for developments of 75

dwellings as stipulated in national guidelines, the following table sets out the number of childcare spaces required for the residents of the Peyton Estate and the proposed development at Stoney Hill Road.

Development Total Units Total units minus 1-bedroom apartments

Total (1 childcare space per 3.75 units (75/20))

The Peyton Estate 202 202 54

Stoney Hill Road 204 194 51

Total crèche capacity required

105

Table 1 – Calculation of Childcare Space Facility Requirement

6.7 In order to gauge other childcare space demand in Rathcoole, the South Dublin County Council’s planning application database was reviewed and no planning applications have been approved in Rathcoole in the past 14 months (January 2018 to April 2020) which would require childcare spaces or a new facility.

6.8 Following a survey of all the childcare facilities within 2km’s of Rathcoole and

identifying the surplus of childcare spaces, there are 15 childcare spaces available at present. The total childcare space requirement for the Peyton Estate and the subject application site is therefore 90 places (105 minus 15).

(3) Consideration of the Demographic Profile of the Area

6.9 According to the latest census that was carried out for Rathcoole in 2016 and is

recorded in the Central Statistics (CSO) website (Source: https://www.cso.ie - E2016: Population and Actual and Percentage Change 2011 to 2016 by Alphabetical List of Towns, Census Year and Statistic: Rathcoole, South Dublin), the population in Rathcoole was 4,351 persons. The CSO do not have a breakdown of population predictions for towns and cities in Ireland beyond 2016 but have made population projections at region level by certain criteria, such as birth rates. Therefore, in order to predict the likely population that is living in Rathcoole now, focusing on the residents living in the recently built housing estates in Rathcoole (between April 2016 – April 2020) including Croftwell, Green Lane Manor, the Peyton Estate and Rathmill Manor, and who would be living in Rathcoole if the proposed development at Stoney Hill Road is built, expected to be 2022, the following exercise needs to be carried out:

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➢ Set out number of residents living in Croftwell, Green Lane Manor, the Peyton Estate and Rathmill Manor based on an average household occupancy of 2.7 persons per household;

➢ Set out number of residents who will be living in Stoney Hill Road development (assuming planning permission for Stoney Hill Road is secured by end of 2020 and the development is constructed 24 months’ time from the end of 2020) based on an average household occupancy of 2.7 persons per household, and

➢ Add this population to the latest census figures for Rathcoole to establish likely

population predicted for Rathcoole to 2022.

New Housing Estates

New Housing Estate Dwelling Numbers

New Housing Residents based on 2.7 persons per dwelling

Rathcoole Population at April 2016 (Last Census)

Total Population in Rathcoole by 2022

Croftwell 60 162 4,351

642 + 1,733 + 4,351 = 6,726

Green Lane Manor

76 205

The Peyton Estate

202 545

Rathmill Manor

100 270

Stoney Hill Road

204 551

Total 642 1,733

Table 2 – Population in Rathcoole by 2022 6.10 The population increase in table 2 provides further justification that a childcare facility

is required to support the new population increase in Rathcoole currently and predicted to 2022.

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7.0 CONCLUSION / REFLECTION ON FINDINGS

7.1 In accordance with the formula criteria outlined in national guidelines, on how new childcare facilities and spaces are calculated, and consideration of the demographic profile in Rathcoole, now and at a reasonable projection to 2022, the Peyton Estate and the proposed development at Stoney Hill Road would require a childcare facility to provide 105 spaces in support of these developments. There are 15 childcare facility spaces available to the existing and potential residents in the surrounding area, therefore the proposed childcare facility would need to provide a 90 space capacity childcare facility in support of these developments.

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8.0 APPENDICES 8.1 Appendix 1 – Inspector’s Report on Recommended Opinion ABP-305677-19

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8.2 Appendix 2 – Childcare Facilities Survey within 2km’s of Rathcoole

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No. Name and Address Capacity Intake Intake % of Capacity Surplus of places

1. Grian Na Nóg – Greenogue Rathcoole Co. Dublin

120 120 100% 0

2. Happy Feet (Football Club Rathcoole) ELC - Rathcoole Boys Football Club, Rathcoole, Co. Dublin, Rathcoole, Co. Dublin, D24 A006

65 65 100% 0

3. Little Fingers - 23 Broadfield Court, Broadfield Manor, Rathcoole, Co. Dublin, D24 VF66

11 11 100% 0

4. Little Saints crèche and Montessori - Eaton House, Main Street, Rathcoole, Co. Dublin

160 145 91% 15

5. Teach na Leanai - Rathcoole Community Centre, Rathcoole, Co. Dublin, D24 FX4N

85 85 100% 0

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6. Happy Feet ELC (Blackthorn) - Blackthorn Hill, Rathcoole, Co. Dublin, Rathcoole, Co. Dublin

46 46 100% 0

Total Surplus of Places 487 472 15

Table 3 – Childcare Facilities Surveyed with 2km’s of the subject application site

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8.3 Appendix 3 – Proximity of Existing Childcare Facilities Within 2km of Rathcoole to the Subject Application Site at Stoney Hill Road

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Existing Childcare Facilities within 2km of Subject Application Site Source: Google Maps

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* Denotes facility with excess capacity

1. Grian Na Nóg – Greenogue Rathcoole Co. Dublin

2. Happy Feet (Football Club Rathcoole) ELC - Rathcoole Boys Football Club, Rathcoole, Co. Dublin, Rathcoole, Co. Dublin,

D24 A006

3. Little Fingers - 23 Broadfield Ct, Broadfield Manor, Rathcoole, Co. Dublin, D24 VF66

4. Little Saints crèche and Montessori - Eaton House, Main Street, Rathcoole, Co. Dublin*

5. Teach na Leanai - Rathcoole Community Centre, Rathcoole, Co. Dublin, D24 FX4N

6. Happy Feet ELC (Blackthorn) - Blackthorn Hill, Rathcoole, Co. Dublin, Rathcoole, Co. Dublin