Planning Statement - Knockboy · The applicants are keen to undertake this housing development in order to realise the Government’s policies and objectives to provide high quality

Planning Statement in respect of Proposed Residential Development at Knockboy, Waterford Prepared by Fewer Harrington & Partners

On behalf of:Jackie Greene Construction LTD

18036 - April 2019

1.0 Introduction

2.0 Purpose of the Application

3.0 Proposed Development

4.0 Site Description , Location and Zoning

5.0 Planning History

6.0 Planning Policy Context

7.0 Pre-planning Consultation

8.0 Planning Assessment

-RESIDENTIAL DENSITY

-DESIGN & LAYOUT

-CONNECTIVITY

-CAR AND BICYCLE PARKING

-PART V

-LANDSCAPE/OPEN SPACE

-FLOODING

-ARCHAEOLOGY

-ECOLOGY

-TREE SURVEY

9.0 Provision of an Environmental Impact Assessment Report (EIAR)

10.0 Natura Impact Statement (NIS)

11.0 Services

12.0 Conclusions

Contents

3 Statement of Response to ABP Opinion

Proposed Residential Development Knockboy, Waterford City, Co. Waterford

Fewer Harrington & Partners have been retained appointed by Jackie Greene Construction LTD, to make this Strategic Housing Development (SHD) application for the construction of 361 no. residential units, créche facility circa 574m², open space and play areas, associated internal access roads, pedestrian and cycle paths, landscaping, lighting, car parking, site services and all ancillary site works on Lands Knockboy, Waterford.

We wish to advise that the project team for this proposal includes:

• Jackie Greene Construction Limited – Applicant (JCG)• Fewer Harrington & Partners Architects – Agents / Architects / Visuals (FHP)• McGill Planning – Planning Consultants/EIAR (MCG)• MUIRSAssociates–CivilEngineering,Services,Traffic(MAL)• AEGIS – Archaeology (AEGIS)• CLUAIN – Environmental / Ecology / NIS (CLUAIN)• Kevin Fitzpatrick Landscape Architecture– Landscaping (KFLA)• TRAYNOR Environmental LTD – Environmental (TRAYNOR)• TMS – Arboriculture/Tree Survey (TMS)• IES – Shadow/Daylight Analysis (IES)• MANDE – M&E Consultants (MANDE)

The proposal will, if permitted, provide much needed housing at a sustainable location in Waterford City suburbs. The application site is zoned for residential development (Phase 2) and presents an opportunity to strengthen the city’s residential offer. The provision of 361 residential units in Knockboy will do much to increase the housing supply available in the Waterford City area. The mix of dwelling types and sizes proposed is entirely suited to this area of the city and will appeal to a variety of occupiers and households. The proposed development will appropriately integrate the residential areas around the site and will provide connection and access to adjoining areas zoned as open space, that will be furtherly developed by the local authorities.

The applicants are keen to undertake this housing development in order to realise the Government’s policies and objectives to provide high quality housing options on appropriately zoned lands amid the currenthousingcrisis.Thereisapressingneedtofacilitateasignificantincreaseinhousingoutputwhilstcreating high quality accommodation.

Economic and Social Research Institute (ESRI) research published in 2014 estimated an annual new home requirement of 25,000 units, driven by demographic change, household formation and a level of obsolescence of housing stock. Now that the economy is improving, there is an associated increase in household formation, incomes and demand for new homes.

Research recently carried out for the Housing Agency on the projected demand for housing in urban settlements (500 people or more) resulted in an estimate of a minimum requirement of 81,118 homes between 2016-20201 across the state. This estimated demand of new homes is based on the existing housing supply, current stock availability and demographic trends.

Thestudyestimatesthat44,902homesareneededinthefivemajorurbancentresincludingWaterford,accountingfor55.4%oftheoverallnumberofdwellingsneededoverthefive-yearperiod.

The National Planning Framework (2018) outlines that between 2018 and 2040:

1.0 Introduction

2.0 Purpose of the Application

‘an average output of at least 25,000 new homes will need to be provided in Ireland every year to meet people’s needs for well-located and affordable housing. Achieving this level of supply will require increased housing output into the 2020s to deal with a deficit that has built up since 2010.’

4 Planning Statement Proposed Residential Development Knockboy, Waterford City, Co. Waterford

National Policy Objective 3a seeks to:

‘deliver at least 40% of all new homes nationally, within the built-up footprint of existing settlements.’

This proposal accords with the provisions set out in the NPF and will make a positive contribution to the supply of housing in County Waterford.

This proposal accords with the provisions set out in the NPF and will make a positive contribution to the supply of housing in County Waterford.

The development will consist of a new residential development of 361 no. residential units comprising:

• 207 no. houses consisting of: -13 No. 4 bed detached dwelling house (house type A3) -4 No. 4 bed detached dwelling house (house type B3) -2 No. 3 bed detached dwelling house (house type C3) -2 No. 3 bed detached dwelling house (house type D3) -3 No. 4 bed detached dwelling house (house type A4) -1 No. 3 bed detached dwelling house (house type C4) -35 No. 4 bed semi-detached dwelling house (house type A1) -17 No. 4 bed semi-detached dwelling house (house type B1) -42 No. 3 bed semi-detached dwelling house (house type C1) -50 No. 3 bed semi-detached dwelling house (house type D1) -5 No. 4 bed semi-detached dwelling house (house type A2) -1 No. 4 bed semi-detached dwelling house (house type B2) -6 No. 3 bed semi-detached dwelling house (house type C2) -2 No. 3 bed semi-detached dwelling house (house type D2) -12 No. 2 bed terrace dwelling house (house type F1) -5 No. 3 bed terrace dwelling house (house type E1) -6 No. 3 bed terrace dwelling house (house type E2)-1 No. 2 bed terrace dwelling house (house type F2)

• 154 no. apartments within 15 no. 4 storey blocks (providing 53 no. 1-beds, 90 no. 2-beds and 11 no. 3-beds).

• A créche of c.574 sq.m. • 7no.internal/externalcommunalwastestoragefacilities(totalfloorareac.214.3sq.m).• 638 car parking spaces and 390 no. bicycle parking spaces within 15 no storage facilities (total

floorareac.232sq.m).Additionalvisitorbicycleparkingprovidedinthepublicrealm.• 2 no. ESB sub-stations/switch-rooms (totalling c.10 sq.m)• Vehicular/pedestrian/cyclist accesses to public road (Ballygunner Hill / St. Mary’s Place).• Thetotalgrossfloorareaoftheproposeddevelopmentisc.c.51,226.1sq.m• All associated site development works, landscaping, open spaces, boundary treatments and

services provision (including connection to public foul and surface water drainage at Dunmore Road.

Provision of on-site landscaping, open space, lighting, services and internal access arrangements, provision of all associated surface water and foul drainage services and connections ancillary to the residential development and all associated site development and infrastructure works.

An Environmental Impact Assessment Report (EIAR) and Natura Impact Statement (NIS) have been prepared in respect of the proposed development.

It is proposed to access the development from the existing Knockboy Road and will provide connection to the adjoining lands that are zoned open space as per the current Development Plan. The development will also provide access and pedestrian connections to the “mass path” that adjoins the site. This path has

3.0 Proposed Development



been historically used to connect the surrounding lands to the adjoining Ballygunner Chuch.

A number of house types are proposed as part of this development. The proposed layout provides a generous living space at the front, staircase at the centre, and an open plan kitchen/dining area facing thebackgarden.Allbedroomswillbelocatedontheupperfloors. Inadditiontothis,eachhouseunitallows for future expansion by converting the attic space into additional rooms / storage areas.

The proposed design has taken account of current policies and objectives of the Waterford City Development Plan, the existing local environment and the adjacent housing development. The architects have worked closely with a number of local agents to establish the needs of the local population and have created a development for which there is demand. A schedule of accommodation is set out below in the following schedule:

NOTES: (*) Values represent maximum potential area/storeys taking into account potential extension of house through attic conversion. (**)Additionalfigures(+##m2)representpotentialadditionalareabyatticconversion.

HOUSES

HOUSE TYPE STOREYS (*) BED SQ.M. DWELLING TYPE NUMBER OF UNITS

CUMULATIVE AREA (*)

A1 2 ½ 4 to 5 (**) 152.9 m2 (+66.4m2)**

SEMI-DETACHED 35 7,456.2 m2

A2 2 ½ 4 to 5 (**) 155 m2 (+66.4m2)**


A3 2 ½ 4 to 5 (**) 152.9 m2 (+66.4m2)**

DETACHED 13 2,850.9 m2

A4 2 ½ 4 to 5 (**) 155 m2 (+66.4m2)**

DETACHED 3 664.2 m2

B1 2 ½ 4 to 5 (**) 192.2 m2(+28.2m2)**


B2 2 ½ 4 to 5 (**) 194.2 m2(+28.2m2)**

SEMI-DETACHED 1 222.4 m2

B3 2 ½ 4 to 5 (**) 192.2 m2(+28.2m2)**

DETACHED 4 881.6 m2

C1 2 ½ 3 to 5(**) 135.3 m2(+50m2)**


C2 2 ½ 3 to 5(**) 135.3 m2(+50m2)**


C3 2 ½ 3 to 5(**) 137.3 m2(+50m2)**

DETACHED 2 370.6 m2

C4 2 ½ 3 to 5(**) 137.3 m2(+50m2)**

DETACHED 1 187.3 m2

D1 2 ½ 3 to 4(**) 121 m2(+43m2)**

SEMI-DETACHED 50 8,200 m2

D2 2 ½ 3 to 4(**) 123 m2(+43m2)**

SEMI-DETACHED 2 332 m2

D3 2 ½ 3 to 4(**) 121 m2(+43m2)**

DETACHED 2 328 m2

E1 2 3 101.6 m2 TERRACED 5 508 m2E2 2 3 103 m2 TERRACED 6 618 m2F1 2 2 89.5 m2 TERRACED 12 1,163.5 m2F2 2 2 91 m2 TERRACED 1 91 m2

TOTAL 207 37,885 m2


APARTMENTS

APARTMET BLOCK Z – 4 STOREYS (2 NO. BLOCKS)

APARTMENT UNIT

GFL 1st 2d 3rd BED SQ.M. NO. OF UNITS PER BLOCK

NO. OF UNITS ON SITE

CUMULATIVE AREA ON SITE

Z1-A 2 1 53.2 m2 2 4 212.8 m2

Z1-B 1 1 58.3 m2 1 2 116.6 m2

Z1-C 1 1 1 57.8 m2 2 4 231.2 m2

Z2-A 1 1 2 89.2 m2 2 4 356.8 m2

Z2-B 1 1 2 91.1 m2 2 4 364.4 m2

Z2-C 1 2 77.2 m2 1 2 154.4 m2

Z2-D 1 2 77.1 m2 1 2 154.2 m2

TOTAL 11 22 1,590.4 m2

APARTMENT BLOCK Y – 4 STOREYS (1 NO. BLOCKS)

APARTMENT GFL 1ST 2d 3rd No. OF BEDS

SQ.M. NO. OF UNITS PER BLOCK



Y1-A 4 1 53.2 m2 4 4 212.8 m2

Y1-B 2 1 58.3 m2 2 2 116.6 m2

Y1-C 2 2 1 57.8 m2 4 4 231.2 m2

Y2-A 2 2 2 89.2 m2 4 4 356.8 m2

Y2-B 2 2 2 91.1 m2 4 4 364.4 m2

Y2-C 2 2 77.2 m2 2 2 154.4 m2

Y2-D 2 2 85.7 m2 2 2 171.4 m2

TOTAL 22 22 1,590.4 m2

APARTMENT BLOCK W – 4 STOREYS (4 NO. BLOCKS)





W1-A 2 2 2 1 57.8 m2 6 24 1,387.2 m2W2-A 2 2 2 2 89.2 m2 6 24 2,140.8 m2W2-B 2 2 2 2 91.1 m2 6 24 2,186.4 m2W3-A 2 3 125.3 m2 2 8 1,002.4 m2

TOTAL 20 80 6,716.8 m2APARTMENT BLOCK X – 4 STOREYS (1 NO. BLOCKS)





X1-A 1 1 1 1 60 m2 3 3 180 m2X2-A 1 1 1 2 89 m2 3 3 267 m2X2-B 1 1 1 2 87.9 m2 3 3 263.7 m2X3-A 1 3 111 m2 1 1 111 m2

TOTAL 10 10 821.7 m2



The proposed site layout and design for the above units is a result of different design aspects, particularly the feedback received after consultation with local authorities and An Bord Pleanála.

Further detail and more information on the design process is included in the document Statement of Consistency, that accompanies this application. This document explains in detail the different aspects taken into account during the design process and the decisions made in order to achieve consistency with planning requirements.

All site notice locations are indicated on the Architectural Drawings that accompany this application.

SITE LOCATION

4.0 Site Description, Location and Zoning

APARTMENT BLOCK V – 4 STOREYS (1 NO. BLOCKS)

APARTMENT UNIT

GFL 1st 2d 3rd BED SQ.M. NO. OF UNITS PER BLOCK



V1-A 1 1 1 60 m2 3 3 180 m2

V2-A 1 1 1 1 89 m2 3 3 267 m2

V2-B 1 1 1 2 87.9 m2 3 3 263.7 m2

V3-A 1 2 111 m2 1 1 111 m2

V1-B 1 1 1 3 57.8 m2 3 3 173.4 m2

V2-C 1 1 1 1 89.2 m2 3 3 267.6 m2

V2-D 1 1 1 2 91.1 m2 3 3 273.3 m2

V3-B 1 2 108.3 m2 1 1 108.3 m2

TOTAL 20 20 1,644.3 m2


SITE LOCATION

The site, encompassing approximately 9.05 Ha, is located in the environs of Waterford City, approximately 5km east of the city centre. It is located on the road known as Ballygunner Hill Road but also known as St. Mary’s Place Road. For the purposes of clarity, both names have been used within the different reports that are included in this application. The proposed development is situated in a predominately residential/urban landscape with intensive farmland towards the east and south east. The site is located within the village of Knockboy and is bounded by Ballygunner Hill, Ballygunner graveyard and the Knockboy mass path, and existing residential areas to the south.

ZONING OBJECTIVE

The proposed site is located within the administrative area of Waterford City Council and is therefore subject to the land use policies and objectives of the Waterford City Development Plan 2013-2019. The subject site is located within the Waterford City Area, and zoned “Undeveloped Residential” Phase 2 in the Waterford City Development Plan 2013-2019 Residential Phasing Map Appendix 2.

The zoning objective for Undeveloped Residential sites is “To provide new residential areas and their amenities”

The zoning objectives also stipulate that “Phase 2 lands may be considered for development providing that proposalssatisfyacorestrategyjustificationand,whereapplicable,satisfactorilydemonstratethatexistinginfrastructuraldeficiencieshavebeenaddressedtofacilitatethedevelopment”

OnbehalfofJackieGreeneConstructionLtd.FewerHarringtonhaspreparedaCoreStrategyJustificationReport that accompanies this application.

PROPOSED LAYOUT

Net Residential Density = 47.6 u / HaOverall Open Space (Including Area Zoned as Open Space) = 16.45%Open Space of Net Developable Area= 10.6%Net Developable Area (7.56 Ha) Site Area relevant to this application = 9 HaNet Developable Area = 7.56 HaSite coverage = (total foot print / net developable area) %100 = 29.49%



It is important to note that a big section of the site has been zoned OPEN SPACE as per the current Development Plan. The Development plans states that:

The proposed development complies with this requirement as this particular area has been provided with high-quality and accessible play areas that will integrate accordingly with the adjoining lands at the south-east side of the respective site.

Further details on landscaping treatments are included in the landscaping drawings and reports prepared by KFLA which are attached to this application.

On December 2015, an application was submitted to Waterfor City and County Council for the development of 179 units (Ref. 15711). The council decision was to grant permission (Decision Date: 11/12/2015). However, an appeal by third parties was made, and the application was then withdrawn by the applicant.

On the 22th December 2016, an application was submitted to Waterford City and County Council for the development of 285 units (Ref. 16833). The council’s decision was to grant permission for it (Decision Date: 27/07/2017). However, an oral hearing was held on the basis of an appeal made to An Bord Pleanála.

Subsequently, ABP’s decision was to refuse permission for the development (Ref: PL 93.248547). The reasons for refusal have been detailed in the Board Order document, issued on 11th December 2017. The proposed development has been the subject of a Section 247 meeting with Waterford City & County Council and a Section 5 pre-planning meeting with An Bord Pleanála. The enclosed statement of consistency (please refer to same) sets out the details of the Section 247 consultation and the layout evolution on foot of those discussions. A response to the Opinion issued by An Bord Pleanála on the 6th November of 2018, has been included in this application.

NATIONAL PLANNING FRAMEWORK 2018 (NPF)

The National Planning Framework was published in March 2018 and is the Government’s high-level strategic framework for shaping future growth and development of the country to the year 2040. The NPF has foreseen a substantial growth on the population, particularly in Waterford as demonstrated on the table 2.1 of the NPF as set below. Insummary,theNPFstatesthatfivecities,Dublin,Cork,Limerick,GalwayandWaterfordwillbetargetedtoaccommodate 50% of the overall national growth in terms of overall population and employment.

Objective 3b has stated that at least 50 percent of all new homes in these cities and their respective suburban areas would be delivered within the built-up envelop of the urban settlements.

Based on these statistics, the NPF has envisaged a population target of 85,000 in 2040 for Waterford City and Suburbs, equating to between 30,000 and 35,000 house/apartment units.

“The land use zoning strategy includes the zoning of lands for recreational open space and natural heritage protection in association with new development areas. It shall be an objective that such areas are made available to the public in conjunction with the sustainable development of the associated development lands. It is proposed to create a number of strategic “green wedges” which will separate development areas and provide opportunities for active and passive recreation and nature conservation. These will include;

• The ridge area between the Carrickphierish and Gracedieu neighbourhoods in the Northwest suburbs• The area extending southward from the Regional Sports Centre comprising Waterford Nature Park• The lands zoned as open space in Knockboy and the tourism and leisure development on Little Island.”

5.0 Planning History

6.0 Planning Policy Context


WATERFORD CITY AND COUNTY COUNCIL DEVELOPMENT PLAN (2013-2019)

The proposed site is located within the administrative area of Waterford City Council and is therefore subject to the land use policies and objectives of the Waterford City Development Plan 2013-2019.

The Waterford City Development Plan 2013 – 2019 was adopted by the members of Waterford City Council on 11th February 2013 and came into effect on 11th March 2013. The Waterford City Development Plan 2013- 2019 sets out an overall strategy for the proper planning and sustainable development of the functional area of Waterford City, pursuant to section 9 of the Planning and Development Act 2000 (as amended). The purpose of the Plan is to inform the public, statutory authorities, service providers, developers and other interested parties, of the policy framework that will guide development decisions within the city over the Plan period. The Plan provides:

• A sustainable strategy to guide the location and pattern of development • Guidance on the phased release of housing land for development • A framework for infrastructural provision. • A framework for the conservation and protection of the heritage, built and natural, whilst facilitating appropriate use • A framework for the integration of development with the social, community and cultural requirements of the population • Guidance for the public and developers on development

TheoverarchinggoalisforWaterfordCitytofulfilitsroleasaGatewayCityand,astheeconomicdriverofthe South East Region, to facilitate the provision of key investment priorities whilst ensuring the City develops in a balanced, sustainable, transport friendly and attractive way with good quality of life and opportunities for all its citizen.

This goal will be delivered through a number of policies, including those which aim;



In addition to this, The Development Plan states that the development of safe, healthy, inclusive and cohesive communities in the neighbourhoods will be supported by a number of measures including:

The proposed development accords with the above. The design and layout of the scheme is in accordance with the standards as set out in the Sustainable Residential Development Guidelines and it adheres to the development management policies as set out in the City Plan, Variation No. 1 - Development Management Standards.

CORE STRATEGY

Section 7 of the Planning and Development (Amendment) Act 2010, sets out that the written statement of a Development Plan must contain a Core Strategy which shows that the development objectives in the Development Plan are consistent, as far as practicable, with the objectives set out in the National Spatial Strategy (NSS) and Regional Planning Guidelines (RPGs).

The Core Strategy contained in the Waterford City Development Plan provides an evidence-based rationale for the amount of land zoned for housing in the Plan. The underlying principles of this Core Strategy are based upon achieving sustainable social, economic and physical critical mass in a compact city form, through the integration of planning, land use and transportation, supported by the consolidation of existing, and the establishment of new neighbourhoods focused around neighbourhood centres.

The underlying principles of the City’s Core Strategy are based upon achieving sustainable social, economic

• To promote and facilitate the level of economic development and population growth necessary to create “critical mass” in the City and its zone of influence.

• To develop sustainable neighbourhoods with facilities and services to meet local needs, that give a sense of place, identity and belonging to residents.

• To facilitate the delivery of key infrastructure.

• To realise the potential of the City Centre as a national and regional attraction, which is vibrant and lived in, has a strong retail and cultural offering and a high-quality public realm.

• To protect, restore and improve, where appropriate, areas of natural heritage value. To protect and promote the integrity of all Natura 2000 sites within the City and subsequently the awareness of the City’s rich biodiversity.

• To facilitate provision of a good quality public transport system and a choice of transport modes within the City in accordance with the existing Green Routes Strategy and Smarter Travel National Guidance. To provide good connectivity to and within the City and to ensure ease of mobility/access from neighbourhoods to the City Centre, and between neighbourhoods.

• To promote social inclusion and to facilitate equality of access to employment, education, transport, housing and social and cultural facilities.

• To retain Healthy City status.

• Planning for inclusiveness and safety and health by means of:- Implementing the qualitative and quantitative design standards set out in‘Guidelines on Sustainable Residential Development in Urban Areas’(DOEHLG, 2009).- Designing/permitting estate layouts which promote safety and security.- Promoting an appropriate housing mix, use of the Part V mechanism.- Achieving “planning gain” with permitted developments.- Utilising rental accommodation and leasing schemes in accordance with the Strategy.- Housing allocations schemes.


and physical critical mass in a compact city form, through the integration of planning, land use and transportation, supported by the consolidation of existing, and the establishment of new neighbourhoods focused around neighbourhood centres. The plan lists a number of core strategy objectives, including:

The proposed development complies with the objectives and requirements set out in the Core Strategy. If permitted, the proposed development will deliver 361 residential units and 1 Créche, as well as integrated connection with the sites zoned as open space, that will therefore contribute with the high-quality spaces provided by the development.

This development will also provide an appropriate density consistent with the deliver of a variety of house types, and apartment units to meet the needs of the city and therefore mitigate the current residential leakage and un-sustainable travel patterns.

Thisapproachsatisfiestherequirementsandprinciplesofsustainabledevelopmentthroughthedeliveryofa mixed variety of house types and sizes in a neighbourhood area with good transport links to local services and amenities.

The site proximity to retail areas like Ardkeen Shopping Centre and the Ballinakill Shopping Centre, along with its location on a bus route, makes the proposed development a sustainable and viable strategy to develop the site. In addition to this, the site provides a good pedestrian link with access to a variety of services along the Dunmore Road, and a practical connection to the City Centre.

The core objective of the City Council’s housing policy is to enable every household to have available, affordable residential accommodation, suited to its needs, in a sustainable and high-quality environment and as far as possible, at the tenure of its choice. The principal mechanism adopted for the delivery of sustainable communities in the Development Plan is through the continued implementation of the Waterford City Neighbourhood Strategy. The focus of the Housing and Neighbourhood Strategies has been and will continue to be on providing for:

• To require new housing proposals to demonstrate compliance with the strategy. • To provide for a variety of housing types, tenures and densities reflective of the diverse needs of the people of Waterford, mitigating current residential leakage and unsustainable travel patterns. • To facilitate improved access to the City through more sustainable transport modes • To protect the integrity all Natura 2000 sites within the City.

• Continuing improvements in the quality of housing and neighbourhoods. • Tailored housing services through a range of policy instruments that respond in different ways to provide a comprehensive and effective package of measures to go towards meeting housing needs for those who cannot afford to meet their own housing needs.• Use of a range of delivery mechanisms based on the life cycle approach e.g. private rented accommodation for those with a short-term housing need, rental accommodation and leasing schemes, grant aid schemes and Special needs and inter-agency cooperation in delivering services.

The Strategy will be implemented through:

• Ensuring that there is sufficient land zoned for residential development at appropriate densities to meet the requirements of the housing strategy. • Innovative and high-quality housing and estate design. • Provision of quality amenities, community facilities and public services. • Provision of social and affordable housing, including by means of the Part V mechanism. • High standards of management, maintenance and presentation of estates. • Community development based on the neighbourhood approach.



The proposed development complies with the objectives described above. The development will deliver a high-quality mix of house types and apartment units. This mix will appeal to future households of varying size at different stages of their life. In addition to this, most of the house units allow for future expansion, providing then,flexibleoptionsforallfuturehome-owners.

The proposed development accords with the objectives as set out above. The proposal consists of a high quality, architecturally designed residential development with a mix of various house types and sizes. This variability will appeal to prospective households of varying size at different stages of the life cycle and gives house buyers options on the choice of home they wish to have. The proposal has also put forward the required 10% of the proposed development for the Part V requirements. The scheme also includes for areas of private open space and public open space which serve to soften the impact of the proposed development on the landscape and surrounding properties as well as creating green spaces suitable for recreational and amenity uses. The high-quality design proposed ensures that the scheme will integrate seamlessly into the existing neighbourhood area.

CORE STRATEGY JUSTIFICATION

In consideration of the fact that the proposed development is located on a site zoned as Phase 2 residential, and as per the requirements set in the Core Strategy as contained in the Waterford City Development Plan (2013-2019), a Core Strategy Justification Report, prepared by FHP Architects, has been included in thisapplication.

This report sets out the analysis of the current status of all residential lands Phase 1 within the city boundaries, and demonstrates the demand for the proposed development, the provision of services and transport infrastructure and the contribution of the development to the area, delivering strong evidence of why this development is consistent with the planning requirements of the local authority, and contributes with a sustainable residential alternative for the existing neighbourhood and city as a whole

It is important to note that this report has been supported by Waterford City & County Council as it was stated in the report of Section 247 pre-planning consultations.

HOUSING DEMAND & DENSITY

Both theCityandCountyCouncilDevelopmentPlans recognise thebenefitsof increasing thedensityofresidential development at appropriate locations in harmony with improved public transport systems and in accordance with various strategies and reports such as the National Planning Framework, the Sustainable Residential Development in Urban Areas Guidelines and the Regional Planning Guidelines for the South East 2010-2022.

The plan notes that in the consideration of densities it is important to recognise the hierarchy of the county, with Waterford City being the Gateway for the South East as the highest populated urban centre in the region. In this regard, city centre sites are capable of accommodating higher densities than more rural areas of the county. The City Plan notes that the Council will determine density on a case by case basis having regard to the following;

In assessing applications for residential development, the Planning Authority will seek to implement the density standards set out in the ministerial guidelines ‘Sustainable Residential Developments in Urban Areas’ (DoEHLG 2009), where practical to do so, and take into account:

• Compliance with overall quantitative & qualitative standards set out in the Development Plan.• Overall context having regard to existing densities in adjoining residential developments.• Infrastructural capacity to absorb the demands created by the development. • Existing features on the site (e.g. balancing conservation issues, etc). • Specified garden sizes

• Proximity to public transport bus stops • Proximity to neighbourhood and district service/shopping centres • The extent to which the design and layout follows a coherent design brief resulting in a high-quality residential environment


• Compliance with qualitative and quantitative criteria • The extent to which the site may, due to its size, scale and location, propose its own density and character, having regard to the need to protect the established character and amenities of existing adjoining residential areas • Existing topographical, landscape or other features on the site • Proximity to public transport bus stops • Proximity to neighbourhood and district service/shopping centres • The extent to which the design and layout follows a coherent design brief resulting in a high-quality residential environment • Compliance with qualitative and quantitative criteria • The extent to which the site may, due to its size, scale and location, propose its own density and character, having regard to the need to protect the established character and amenities of existing adjoining residential areas • Existing topographical, landscape or other features on the site • The capacity of the infrastructure, including social and community facilities, to absorb the demands created by the development.

The proposed development has been designed to be consistent with the above. The Statement of Consistency prepared by FHP Architects, submitted with this application contains more information with respect to the planning policy context of the proposed development and compliance with national, regional and local planning policy and guidance.

The proposed development has been the subject of a Section 247 meeting with Waterford City & County Council and a Section 5 pre-planning meeting with An Bord Pleanála. The enclosed statement of consistency (please refer to same) sets out the details of the Section 247 consultation and the layout evolution on foot of those discussions. A response to the Opinion issued by An Bord Pleanála on the 6th November of 2018, has been included in this application.

RESIDENTIAL DENSITY

The original overall density proposed for the entire site and presented to the Board at the pre-planning consultation meeting was 35.7u/ha

Following receipt of the opinion of the Board following the pre-planning consultation meeting held 12th October 2018, the density proposed was accordingly increased at the direction of the Board. The proposed development at 361 residential units achieves a gross density of 39.8 u/Ha and net residential density of 47.69 units per hectare.

It is important to note that the net residential density calculations are based on the Net Developable Area, which does not take into account the area occupied by the proposed Distributor Road for further development on adjoining lands, and does not take into account the area occupied by the proposed Créche. Similarly, the area zoned as open space within the proposed site, has been subtracted from the calculations as this area is ‘non-developable’. This complies with the indications set on the he National Guidelines (Sustainable Residential Development in Urban Areas) where a density range of 35-50u/Ha is encouraged for outer suburban/‘greenfield’siteswithincitiessuchasWaterford.Theseguidelinesalsostatethefollowing:

Gross and net densities

A gross density measure is best applied to estimating overall land areas required for mixed use developments or for Local Area Plans. A net site density measure is a more refined estimate than a gross site density measure and includes only those areas which will be developed for housing and directly associated uses. These will include:

7.0 Pre-planning Consultation

8.0 Planning Assessment



• access roads within the site;• private garden space;• car parking areas;• incidental open space and landscaping; and• children’s play areas where these are to be provided.

It therefore excludes:• major and local distributor roads;• primary schools, churches, local shopping etc.;• open spaces serving a wider area; and• significant landscape buffer strips.

DESIGN & LAYOUT

The document Statements of Consistency, prepared by FHP Architects sets out the design rationale for the proposed development The design and layout of the scheme has been informed by feedback received during pre-planning consultation meetings with Waterford City and County Council and An Bord Pleanála. It shows a high quality estate design consistent with appropriate national guidance including but not exclusively Quality Housing for Sustainable Communities - Design Guidelines (2007) and Urban Design Manual A Best Practice Guide 2009.

As shown below, the proposed layout is easy to navigate and the design maximises pedestrian, cyclist and vehicular connectivity and permeability along the site, providing further connection to potential developments adjoining the land.

The layout provides a strong urban edge that will give the residnetial development a well designed urban-typology along the main distributor road that will integrate accordingly with the City’s development. Also, different character areas are provided as well, with a good mix of residential typologies in combination with high-quality residential zones marked by cul-de-sacs or shared surface parking areas around the development.

A good mix of house types that cover detached, semi-detached and terraced options has been provided, together with apartment units.

The layout for the houses provides generous living areas, open plan kitchen/dining rooms and an accessible toiletatgroundfloorlevel,havingallbedroomaccommodationontheupperfloor(s).Theproposedlayoutallowsforapotentialfutureatticconversion,extendingthenumberofbedrooms,providinghighflexibilityonthe accommodation for all future owners.

PROPOSED LAYOUT


SAMPLE HOUSE TYPE FLOOR PLAN

SAMPLE APARTMENT BLOCK FLOOR PLAN

Eachapartmentblockhasa‘bulky-item’storageareaatgroundfloorlevel,whichisaccessiblefromthemaincirculation core.

Units have been designed in accordance with Quality Housing for Sustainable Communities 2007 and as can be seen from the schedule of house types above all dwellings are in excess of the minimum unit sizes. The GFA of the proposed apartments are in excess of the minimum apartment areas set out in the “Sustainable Urban Housing: Design Standards for New Apartments Guidelines for Planning Authorities (2018).

CONNECTIVITY

The layout has been designed to maximise pedestrian permeability through the site. The layout proposed allows for the convenient access to the units on site and ensures legibility and connectivity of movement. The proposed development also provides for a main distributor road with enough width to allow for both vehicular and cycle lanes. Similarly, all pedestrian routes have been provided with wide enough foot paths. This infrastructure encourages cycling/walking to nearby services.



CAR AND BICYCLE PARKING

The proposed development provides for a total of 638 no. car parking spaces. 2 parking spaces are provided per dwelling house (414 no. spaces) and 1 space per apartment unit (154 no. spaces). Visitor parking is provided at 1 visitor parking space for every 4 apartment units (39 no. spaces). Parking is provided for the creche facility (31 no. spaces).

Each apartment unit has been provided with 1no. bicycle parking space per bedroom and 1no. bicyle parking space for visitors for every 2 apartment units. In total, 390 bicycle parking spaces are provided along the development. These covered spaces are located besides each apartment block, and in the case of ApartmentBlocksZandApartmentBlocksY,theseareprovidedwithinthebuilding,atgroundfloorlevel.

Additional non-covered bicycle parking spaces have been provided in certain locations as part of the public realm.

PART V

The applicant will enter into an agreement with the Council in relation to comply with Part V whereby they will provide 10% of units on the site subject to an agreement on attributable costs and subject to the provisions of the Section 96 of the Planning and Development Act 2000 as amended by the Urban Regeneration and Housing Act 2015.

The applicant has been in discussion with the Council Housing Section in relation to its Part V requirements and there is agreement in principle with respect to the Part V proposals. An agreement letter from the Council issued at pre-planning stage and a schedule of costs is included within this application.

CONNECTIVITY PLAN


Thefullcomplementofthe36no.unitsareproposedtofulfiltheSocialandAffordableHousingRequirement.The unit numbers proposed to be transferred to the Council to fulfil the social and affordable housingrequirement are 12 No. apartments located within the Apartment Block Y, and House Units 237 to 252 and 274 to281(24No.HouseUnits),asspecifiedinthePartVSchedulethataccompaniesthisapplication.

These units are dispersed throughout the development at the request of the local authority and consistent with best planning practice. The units will be constructed in line with the proposed phasing of the development as follows; Phase 1: 12 No. Apartment Units; Phase 2: House Units 237 to 252 and Phase 3: House Units 274 to 281 (24No. House Units)

Further details on the location and schedule of houses provided are contained within the documents and drawingspreparedbyFHP,thatilustratethelocationoftheunitsproposedtofulfilthePartVrequirementandas shown in map below.

LANDSCAPE / OPEN SPACE

The proposed layout allows for an overall provision of 16.45 % of the total site area. This percentage includes the area that has been zoned open space as per the Development Plan.

The Development plans states that:

LOCATION OF PART V UNITS

“The land use zoning strategy includes the zoning of lands for recreational open space and natural heritage protection in association with new development areas. It shall be an objective that such areas are made available to the public in conjunction with the sustainable development of the associated development lands. It is proposed to create a number of strategic “green wedges” which will separate development areas and provide opportunities for active and passive recreation and nature conservation. These will include;



The proposed development complies with this requirement as this particular area has been provided with high-quality and accessible play areas that will integrate accordingly with the adjoining lands at the south-east side of the respective site. Besides this particular area, the provision of public open space, accumulates to 10.6% of the Net Residential Area, which provides high-quality amenity areas in close proximity to all house and apartment units.

This complies with Section 4.20 and 4.21 of the Guidelines for Planning Authorities on Sustainable Residential Development in Urban Areas which state the following:

In addition to the percentages described above, private communal areas have been provided along the Apartment Blocks, that will serve the respective gated apartment areas. The retention of significant trees and hedgerowswas animportant design consideration. Further details regarding the existing vegetation within the site are included in the Tree Survey Report and drawings prepared by TMS, that accompany this planning applicaiton.

In addition to this, further details on landscaping treatments and boundaries are included in the landscaping drawings and reports prepared by KFLA Architects, which are attached to this application.

FLOODING

Thesiteisnotlocatedwithinafloodzoneascanbeseeninimage below.

• The ridge area between the Carrickphierish and Gracedieu neighbourhoods in the Northwest suburbs• The area extending southward from the Regional Sports Centre comprising Waterford Nature Park• The lands zoned as open space in Knockboy and the tourism and leisure development on Little Island.”

In other cases, such as large infill sites or brown field sites public open space should generally be provided at a minimum rate of 10% of the total site area; and

It will be necessary for planning authorities to take a more flexible approach to quantitative open space standards and put greater emphasis on the qualitative standards outlined above. Where residential developments are close to the facilities of city and town centres or in proximity to public parks or coastal and other natural amenities, a relaxation of standards could be considered.


A Flood Risk Assessment report has also been included within this planning application. The report concludes the following:

ARCHAEOLOGY

A Geophysical Analysis and Archaeological Test Trenching and Impact Report have been prepared by AEGIS Archaeologists. These are included as Appendices to the Cultural Heritage Chapter (also prepared by AEGIS) of the Environmental Impact Assessment Report (EIAR) submitted with this planning application.

The assessment concludes that there:

ECOLOGY

Cluain Ecology Ltd. was commissioned by Jackie Greene Construction Ltd., to undertake a biodiversity study and impact assessment for the proposed development.

In this report the following is stated:

...based on all of the foregoing it has been concluded that a peak discharge rate of 2 litres per second per hectare be adopted and this in turn will have the following positive impacts:

1. Optimisation of the attenuation storage volumes that will reduce the size of the attenuationprovision and reduce the extent of future maintenance works required together with protectingthe existing river regime;

2. Allow for faster drain-down time for the attenuation system which in turn will allow for a betterresponse to a series of subsequent rainfall events;

3. The possibility of an orifice blockage event would reduce with the increase in the orifice sizerequired by a greater discharge rate.

In addition, the proposed discharge rate will not increase the flood risk to downstream lands.

...are no recorded archaeological monuments within the subject site, or within the immediate vicinity. As such there is no physical or visual impacts predicted.

Twenty-seven trenches were excavated across the area of the proposed development. The total A small number of features were noted during the programme of test trenching and these can be archaeologically excavated and preserved by record in advance of development. The Cultural Heritage Chapter of the EIAR sets out a range of mitigation measures in this regard and the recommendations of the archaeological assessment can be included as conditions attached to the grant of permission.



Fauna

The respective site is of lower local importance for fauna overall, as where no faunal species of high conservation concern were noted. In addition to this, “There were no direct sightings of any mammal species made during the baseline site surveys in 2019”

While the red listed Yellowhammer bird and a number of bat species was recorded, all the potential impacts on the existing biodiversity of the site and the wider area arising from the proposed development have been considered and a number of mitigation measures have been recommended to minimise potential impacts on existing biodiversity.

Please refer to biodiversity chapter of the EIAR that accompanies this application for further detail.

TREE SURVEY

A tree survey has been undertaken by TMS, on site, where a total of 21no. trees and a number of hedgerows, togetherwithasmallsectionofyoungbroadleafwoodlandwereidentifiedandsurveyed.

In some cases, the proposed houses or road way locations do not allow for the retention of some of these specimens.

Recommendations for removal and management of existing trees are stated as follows:

Environmental Impact Assessment (EIA) is provided for in Part X of the Planning and Development Act 2000 (TheAct2000)andinthePlanningandDevelopmentRegulations2001(the2001Regulations)forspecifiedclasses of development prescribed by regulations made under section 176 of the Act 2000. The prescribed classes of development are set out in Schedule 5 of the 2001 Regulations. Article 10(b) Part 2, Schedule 5, Part 10 (i) sets out that an EIAR is required for the construction of more than 500 dwelling units.

-Habitats and Flora

“No botanical species protected under the Flora (Protection) Order 2015, listed in Annex II or IV of the EU Habitats Directive (92/43/EEC), or listed as species of conservation concern in Ireland were recorded for the study site. All species recorded during the botanical survey are considered common for similar habitats in the general area.

No invasive species considered at risk of having damaging effects on native species and habitats were recorded within the study site. No other species listed on the Third Schedule of the 2011 European Communities (Birds and Natural Habitats) Regulations (i.e. species of which it is an offense to disperse, spread or otherwise cause to grow in any place). Very occassional shrubs of the non-native species; Buddleia Buddleia davidii, was recorded along the western boundary of the study site.

There are four trees proposed for retention within the site. The boundary hedgerows (H1, H2 and H4) and a section of the central hedgerow (H3) will be retained and protected during the construction phase. 8.3 There are fifteen trees and a small section of broadleaf woodland impacted and proposed for removal to facilitate the development. 8.4 For reasons of sound arboricultural management, 2 nr. trees in poor condition, were identified for removal. 8.5 The row of C. leylandii (Leyland Cyprus) growing in the adjoining cemetery abutting the southern boundary are in poor condition. It is recommended that these trees be removed in full agreement with the owners and more suitable boundary screening be planted to mitigate for their loss

9.0 Provision of an Environmental Impact Assessment Report (EIAR)


The proposed development is under the EIAR threshold of 500 units and 10 Ha, and therefore, it technically would not require the submission of an EIAR. However, due to the cumulative impact that this development together with all other developments that are in close proximity to the site, an EIAR has been produced by MCG planning and included within this planning application.

For this application, the document NIS – AA Stage 2 Report has been prepared by Cluain Ecology which assesses the impact of the proposed development on Natura 2000 sites Lower River Suir SAC, River Barrow & River Nore SAC, Tramore Dunes & Backstrand SAC, Tramore Back Strand SPA, Mid-Waterford Coast SPA, Hook Head SAC, Bannow Bay SAC and Bannow Bay SPA.

The report concluded that the development will ‘not have significant effect on key habitats and the overall integrity of the Natura 2000 site’

Please refer to the accompanying Natura Impact Statement for further detail.

The design of the surface water drainage network for the proposed development consists of a new 300mm piped gravity system. It is proposed to discharge the surface water runoff from the proposed development to the existing public sewer manhole which is located in public lands at the Dunmore Road as indicated on the drawings and reports produced by MAL that accompany this planning application

The Applicant has agreed with the Planning Authority to provide a separate surface water pipeline in Ballygunner Hill Rd. to convey the restricted discharge from the proposed development and to connect it to the existing manhole already described.

The planning authority have requested that this new surface water sewer should be sized to take the proposed developmenttogetherwiththegreenfieldrunoff fromallcurrentlyzoned landsupstreamoftheproposeddevelopment site.

Further details can be found on the drawings and reports prepared by MAL, that are included within this applicaiton.

The proposed development delivers a highly sustainable provision of residential units on lands zoned for residential development. The scheme provides for 361no. residential units and will deliver housing for local people that are looking to live in the area, within close proximity to Waterford City.

The proposal proves a residential density that is consistent with the national guidelines. In addition to this, the development has been designed to comply with the requirements stated by DMURS principles and provides a high-quality and sustainable environment.

The proposed development and the delivery of new residential units has been strongly sopported by the Waterford City & County Council authorities, and in our view, this development will contribute with the much needed supply of houses in Waterford City, which has currently a demand of between 700-800 units.

This will surely help to alleviate the current housing crisis in Waterford, in a sustainable way, and therefore, should be permitted.

10.0 Natura Impact Statement (NIS)

11.0 Services

12.0 Conclusions

Documents

Planning Statement - Knockboy · The applicants are keen to undertake this housing development in order to realise the Government’s policies and objectives to provide high quality