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Writings: Submissions
by Ciarán Cuffe / Shanganagh / Woodbrook Glen Local
Area Plan
Mr. Michael Gough
Director of Services
Economic Development and Planning Department,
Dún
Laoghaire-Rathdown
County Council
County Hall,
Marine Road,
Dún Laoghaire
8
September 2006
Re:
Woodbrook / Shanganagh Proposed Local Area Plan
Dear
Mr. Gough,
It is
wrong to consider development on these lands. They form part of a green belt or
lung between Shankill and Bray. Allowing development on these lands will lead to
intense development pressure on the remaining green areas to the south and west
of Shankill and to the north and west of Bray.
Recent thinking on planning places an emphasis on retaining the distinct
identities of existing towns and villages. Allowing the greenbelt to be
developed will create urban sprawl. It lead to the loss of the distinctive sense
of place and identity of both settlements.
These
areas were rezoned in 2004 to provide more land for housing. We now know that a
substantial proportion of new home completions in the County consist of infill
development, and the need to develop de facto green belt lands such as
these is reduced.
The
wrong lands are being proposed for development, and the Council should
reconsider this flawed proposal. However, if the lands are to be developed we
suggest the following:
Consultation
More
detailed community consultation should take place prior to the detailed planning
of the area. This could consist of a 'planning for real' workshop conducted over
a weekend in the autumn in a location close to the Plan area, so that the
adjoining residents can contribute their views and ideas to the plan.
Flora and Fauna
Existing hedgerows and field boundaries should be retained. Wildlife habitats
should be surveyed and this information used to inform the detail of the
neighbourhood framework plan.
The
existing trees should be surveyed and protected, particularly during the
construction phase.
Greater protection should be given to the existing pond. It may be appropriate
to incorporate a wildlife area for some distance around the pond's perimeter.
Education
Sufficient lands should be provided for future secondary schooling needs of this
expanding urban area.
Housing
A
clear objective must be made to provide 10% social and 10% affordable housing on
these lands. Most young people can simply not afford housing within the County.
Built Form
A
more legible built form should be provided for the lands. The current proposal
for both curved roads and a diagonal green axis are confusing. Indicative
three-dimensional modelling should be provided, as well as perspective drawing
showing options for development.
Transport
The
proposed bus lane /walkway / cycleway is highly controversial. The Council
should provide an example of where such a facility works well in practice prior
if it is intended to include one in the plan, or else drop the proposal
altogether for a new road running through Shanganagh Park.
It
seems inappropriate to propose a DART / Luas / Bus station beside a cemetery and
a golf course. This juxtaposition will attract anti-social behaviour and
vandalism. The land uses should be reconsidered at this location.
Public transport and the slow modes must be prioritised within the Plan.
Area for Development
The
zoned lands at Woodbrook have a confusing and difficult shape. They are distant
from both Bray and Shankill. The Council should reconsider the appropriateness
of these lands for development.
Energy Use
The
Council should set high targets for energy performance for any buildings within
the Plan area. The Council should also encourage the use of environmentally
friendly materials in the construction of such buildings.
Amenities
Clear
proposals should be incorporated into the Plan for the improvement and upgrading
of park facilities for people of all ages prior to the occupation of new housing
units.
I
request that you acknowledge this submission in writing.
Sincerely,
www.www.Ciarán
Cuffe.com |