strategic issues paper lap 1 - county · pdf filestrategic issues paper- pre-draft public...

Local Area Plan No. 1 Johnstown/Athlumney

Strategic Issues Paper- Pre-Draft Public Consultation

Planning Department Meath County Council

March 2010

Strategic Issues Paper

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TABLE OF CONTENTS

1. INTRODUCTION 2. STATUTORY CONTEXT 2.1 Planning and Development Act, 2000, as amended 2.2 Scope of the LAPs 2.3 Significant Effects on the Environment 2.4 Appropriate Assessment 3. NAVAN DEVELOPMENT PLAN, 2009-2015 4. DESCRIPTION OF THE AREA 5. THE ISSUES 5.1 Community 5.2 Public Open Spaces and Leisure/Recreational Activities 5.3 Residential 5.4 Protection and Enhancement of the Built and Natural Heritage 5.5 Enhancement of Movement and Access Networks 5.6 Urban form 5.7 Infrastructure 6. CONCLUSION


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1. INTRODUCTION The Navan Development Plan was adopted on the 2nd and 3rd of November 2009 by Meath County Council and Navan Town Council respectively and is the primary instrument available to the Planning Authority to ensure that future development in Navan takes place in a planned, co-ordinated and sustainable manner over the coming years. Under the Navan Development Plan 6 Framework Plans and 1 Local Area Plan, namely LAP 1 was designated. LAP 1 relates to lands at Johnstown/Athlumney adjoining and including St. Martha’s College to the south east of the town. The subject lands extend to 35ha in area. This area is intended to accommodate community, educational, residential and recreational facilities.

Figure 1: Map indicating the location of LAP 1

A LAP provides for an area specific focus and will facilitate a detailed assessment of local planning uses. It is an effective means of guiding new development in an area enabling real involvement by the community and interested persons in the plan making process. It presents an opportunity to create an area having its own distinct character whilst enhancing the quality of life for existing and new populations.


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This ‘Strategic Issues Paper’ is a pre draft consultation document, published for the purpose of notifying the general public and interested parties of Meath County Council’s and Navan Town Council’s intention to prepare a Local Area Plan and to engage in public consultation pursuant to the requirements of the Planning and Development Act 2000 as amended. The aim of this document is to give a broad overview of the main issues that arise in the area encompassed in the LAP and to indicate options and possible solutions to these issues. The document is designed to stimulate debate between the Planning Authority, key stakeholders, landowners and the general public with a view to indicating the likely direction of policies and objectives to be included in the LAP. The issues listed are not exclusive and other topics or issues can be raised during the period when the Issues Paper is on display ensuring all relevant considerations pertaining to this area of Navan can be addressed appropriately in the preparation of the LAP. 1.1 Public Consultation Public input is essential during the preparation process so that the adopted LAP properly reflects public aspirations and deals with their concerns whilst meeting national, regional and local guidelines and in particular the guidelines set out in the Navan Development Plan 2009-2015. Meath County Council and Navan Town Council commenced the preparatory process of LAP 1 with the publication of a public notice in the Meath Chronicle newspaper on the 17th of March 2010. This notice advertised the intention to prepare the LAP and that the Issues Paper would be available for public inspection for a period of four weeks from 22nd of March to the 19th of April. The notices also invited written submissions from interested parties or members of the public by the closing date for the receipt of such submissions or observations, which is the 19th of April. All submissions and observations received by the closing date will be taking into consideration in the preparation of LAP. 1 Any submissions/observations with respect to this LAP should be marked ‘Proposed LAP 1’ and should be made in writing to: Mr. Michael Griffin, Senior Executive Officer, Planning Department, Meath County Council Abbey Mall Abbey Road, Navan, Co. Meath As well as making submissions or observations in writing, any member of the public or interested parties can e-mail submissions and representations to [email protected] before the 19th of April. All submissions/observations must state your name and address and where applicable, the name of the organisation.


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2. STATUTORY CONTEXT 2.1 Planning and Development Act, 2000 (as amended) Section 18 of the Planning and Development Act 2000 (the Act) provides that local area plans may be prepared in respect of any area which the Planning Authority considers suitable, particularly for areas likely to be the subject of large scale development within the lifetime of the development plan. LAPs are required to be consistent with the objectives of the development plan, although the 2001 amendment to the Act indicates that LAPs can include specific objectives pertaining to the zoning to the land. 2.2 Scope of the LAP The Act requires that LAPs consist of a written statement and a plan or plans, indicating the objectives in such detail as may be determined by the Planning Authority for the proper planning and sustainable development of the area, to which it applies including details of community facilities and amenities and on standards for the design of developments and structures. LAPs must be completed not later than two years after the adoption of a development plan and once adopted, LAPs must be taken into consideration by the Planning Authority in deciding on applications for permissions in the relevant area. 2.3 Significant Effects on the Environment The Planning and Development (Strategic Environmental Assessment) Regulations 2004 (SI 436 of 2004) came into effect from 21st of July 2004, and transpose the requirements of Directive 2001/42/EC on the assessment of certain plans and programmes on the environment commonly known as the Strategic Environmental Assessment (SEA) into Irish law. Under these Regulations, screening for SEA is mandatory in the case of local area plans where the population involved is less than 10,000 people. The planning authority will screen the LAP to determine whether or not the LAP requires a SEA and consult with the environmental authorities accordingly. The LAP will be screened based on the criteria in Schedule 2A of the Planning and Development Regulations. These criteria must be taken into account determining whether or not significant effects on the environment would be likely to arise. 2.4 Appropriate Assessment Article 6(3) of Council Directive 92/43/EEC of the 21st May 1992 on the conservation of natural habitats and of wild fauna and flora, hereafter referred to as the Habitats Directive, compels competent authorities to undertake an appropriate assessment of any plan or project not directly connected with or necessary to the management of a Natura 2000 site but likely to have a significant effect thereon, either individually or in combination with other plans or


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projects. The assessment examines the implications of proceeding with the plan or project in view of the site's conservation objectives. The planning authority will screen the LAP to determine whether or not the LAP requires a stage 2 Appropriate Assessment and consult with the relevant competent authorities accordingly. In light of the conclusions of the assessment of the implications for the site, NTC and MCC shall agree to the plan or project only after having ascertained that it will not adversely affect the integrity of the site concerned and, if appropriate, after having obtained the opinion of the general public. If the assessment concludes that the plan will have a negative impact on the site, it may only proceed and be carried out for imperative reasons of overriding public interest as outlined in the Directive and the member state concerned shall take all compensatory measures to ensure that the overall coherence of the Natura 2000 site is protected. The European Commission must be informed should this occur. 3. NAVAN DEVELOPMENT PLAN 2009-2015 It is an objective of the Navan Development Plan 2009-2015 to prepare a LAP for the subject lands. Settlement Strategy OBJ 16 below refers: Settlement Strategy OBJ 16: To prepare Local Area Plan for lands designated LAP 1 (as outlined below) in co-operation with relevant stakeholders, and to actively secure the implementation of these plans and the achievement of the specific objectives indicated below. Development of these lands shall only proceed on the basis of an adopted Local Area Plan, the availability of water and waste water services associated infrastructure including the phased provision of these services and the timely provision of the relevant sections of the Local Distributor Road network, where applicable: LAP 1 relates to lands adjoining and including St. Martha’s College, Johnstown. This area is intended for general development, primarily to provide for community, education, residential and recreational facilities, and shall also provide for inter alia the following: 1. The reservation of an 11 acre site for the provision of 1 no. primary school and 1 no. special school provided in an educational campus 2. The reservation of a 12 acre site for the provision of a secondary school provided in an educational campus 3. The reservation of a 1.5 acre site for the provision of a primary health care unit 4. A community/resource centre 5. A comprehensive landscaping scheme. 6 Provision of pedestrian and other non vehicular linkages from the site to the residential areas to the west. 7. Provision of adequate public lighting and footpaths throughout the lands and along the R153 to the north of the site and the L5050 to the east of the site. 8. Provision of improvement works to the County Road L5050 to include its realignment, traffic calming measures and public footpaths and lighting. 9. The reservation of 5.5 acres of the F1 zoned lands for the purposes of soccer playing pitches to serve the needs of Johnstown and Athlumney; 10. The provision of a playground.


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The development of these lands shall be on a phased basis. No residential development shall be occupied on these lands prior to the delivery of the following: a) The primary school and the special school b) The area of public open space. c) Provision of adequate public lighting and footpaths throughout the lands and along the R153 to the north of the site and the L5050 to the east of the site. e) Provision of improvement works to the County Road L5050 to include its realignment, traffic calming measures, public footpaths and lighting. It shall be a requirement of the Planning Authority that all development proposals are in accordance with the provisions of the Local Area Plan. The Navan Development Plan sets out the contents required to be included in the LAP as follows:

Proposals in relation to the overall design of the proposed development including maximum heights, external finishes of structures and the general appearance and design, including that of the public realm;

The types and extent of any proposed development indicating how these uses integrate with surrounding development and land uses;

Proposals in relation to transportation including public transportation and non motorized modes, vehicular roads layout and access arrangements, loading/unloading provision, the provision of parking spaces and traffic management;

Proposals in relation to the provision of services in the area including the provision of waste and sewerage facilities and water, electricity and telecommunications services, oil and gas pipelines, including storage facilities for oil and gas;

The element of residential development shall include proposals relating to the provision of amenities, facilities and services for the community including crèches and other childcare services, community and resource centres;

The facilitation of public access to the proposed amenity areas located within the Plan boundaries and beyond, and;

To make provision for sport and recreational infrastructure commensurate with the needs of the development as an integral element of any proposals:

To make provision, where appropriate for educational facilities. 3.1 Specific Objectives In addition to the aforementioned requirements there are a number of specific objectives which pertain to the subject lands:

SOC OBJ 14 To provide a playground to serve the needs of the Johnstown and Athlumney areas over the lifetime of the Development Plan

SOC OBJ 16: To reserve 5.5 acres for the purposes of soccer playing

pitches to serve the needs of the Johnstown and Athlumney areas over the lifetime of the Development Plan.


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ED OBJ 2: To reserve lands at Johnstown (LAP 1) and at Clonmagadden

(FP 2) for the development of integrated primary and post primary educational campuses, in consultation with the relevant educational authorities.

• ED OBJ 14: To reserve lands in the vicinity of Clonmagadden (FP 2),

Windtown (FP 4), Carriage Road (FP 1), Trim Road (FP 7) and Johnstown (LAP 1) to facilitate the provision of community resource centres in the residential suburbs of Navan.

• SOC OBJ 4: To facilitate the Health Service Executive – Dublin North East

in the provision of health centres in the expanding residential suburbs of Navan by making provision for such sites in the Johnstown area, the Blackcastle/Batterstown area (Clonmagadden SDZ lands), the Trim Road area, and the Windtown Road area of the town.

As indicated on the Development Objectives map there is also a stand of

trees and a number of individual trees to be preserved throughout the site.

Figure 2 Mature trees within LAP 1 which are protected. 4. DESCRIPTION OF THE AREA LAP 1 relates to lands, extending to 35ha in area at Johnstown/Athlumney to the south east of the town. The subject lands are bounded by the R153 (the Kentstown Road) to the north, agricultural lands and one off housing to the east and existing housing to the west and south. St. Martha’s College (Sion House) which is registered as a protected structure on the Record of Protected Structures occupies a prominent location on the subject lands. The lands are primarily in agriculture use with the exception of St. Marta’s College which


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accommodates St. Stephen’s NS on a temporary basis. A stream which is a tributary of the River Nanny is centrally located within the site and bisects the subject lands in two. Extensive hedgerows and mature trees also exist throughout the site. The topography of the land is undulating sloping in a westerly direction. The subject lands are zoned to accommodate a mix of uses including education, residential, community and amenity uses.

Figure 3 Agricultural Lands within LAP 1 5. THE ISSUES 5.1 Community Community infrastructure plays an important role in the development of healthy and sustainable communities. Community infrastructure includes social, cultural, education, health, religious and recreational facilities. The provision of social and community facilities should occur in tandem with population growth and should meet the needs of all members of the community. The predominant land uses within LAP 1 are envisaged as being community, and educational as indicated in the Navan Development Plan. 14.26ha of land is reserved for G1 use ‘to provide for and protect existing community, recreational and educational facilities’. The LAP provides an opportunity to provide and improve such essential social services and address the existing deficiencies which exist in this area. Meath County Council recognises that community facilities are critical to the life of an area, the wellbeing of residents and they help maintain and nurture a sense of community at local level. As per the requirements of the Navan Development Plan 2009-2015, the LAP will provide an integrated educational landbank for a primary school, a special school


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and secondary school within the plan area. This will assist in the delivery of a permanent school site for St. Stephen’s national school and St. Mary’s special school. The LAP will also make provision for other essential social services including the reservation of land for a health centre site and a community resource centre. We are interested in hearing your views on the current provision of social, educational and community infrastructure in LAP 1 and how the future social, educational and community needs of the community might be met.

• What are the community facilities that should be provided in the area?

• Where would be the best location for any future community or social facilities?

• Should these uses be clustered or dispersed? • Where is the most appropriate location for schools? • Should a wider use of school buildings and school grounds for

community purposes be encouraged? • Could shared use be considered? • Are there any significant interest groups or community activities

without adequate accommodation or satisfactory location to carry out their activities?

• Should linkages be provided from the existing residential areas to the community facilities? If so, what form should they take?

5.2 Public Open Spaces & Leisure/Recreational Activities A substantial tract of land (8.33 ha) in area to the north east of the site is zoned for F1 use ‘to provide for and improve open spaces for active and passive recreational facilities’. Part of this land is contiguous to the stream which runs through the site and would therefore be conducive to developing a riverside walkway. The scale of the LAP and the nature of the LAP objectives means that open space can be provided as part of the one larger area, river walkway and subsidiary smaller open spaces in various locations throughout the subject lands. The public open space can cater for both passive and active recreational use. Active use can range from playgrounds for small children up to organised sports facilities for teenagers and adults. Ideally an area of open space should cater for a maximum range of activities. As per SOC OBJ 16 part of the lands (5.5 acres) are to be reserved for the purposes of soccer playing pitches to serve the needs of the surrounding areas over the lifetime of the Development Plan. Provision will also be made for a playground. (SOC OBJ 14 refers). We would like to gather your views on the existing and future provision of open space and recreational facilities:


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• What are the recreational facilities that should be provided in the area? • What are the existing perceived deficiencies in sporting and recreational

facilities in Navan? • Should the playground and playing pitches cater for different age groups? • Should a shared use of the playing pitches for different organisations be

considered? • Should the open space lands cater for active use only or should provision

be made for passive use? • Another issue that sometimes arises with open space is anti-social

behaviour. How can this be prevented? How can the issue of security be addressed?

• There is stream centrally located within the subject lands. Should these be integrated as an amenity feature into the overall scheme?

• There is a stand of mature trees and a number of individual trees which are preserved on site. How should the trees be integrated into the overall scheme?

5.3 Residential The Navan Development Plan also makes provision for residential uses within LAP 1 by reserving 12.37 ha for A4 use. The provision of residential uses will play its part in achieving an integrated and balanced community. In the context of the development of the subject area, this gives rise to a number of issues:

• What is the most appropriate scale of residential development for the subject lands?

• What form of housing would be most appropriate for the subject area? Should housing be detached, semi-detached, terraced or provided in duplex three-storey form? What sort of housing mix should there be?

• Should one house type be predominant? • A further issue relates to the different needs of different housing

groups including first-time buyers, families with children elderly persons and single people. It also relates to the appropriate level of social/or affordable accommodation to the provided. How can this be achieved?

• As noted previously, the subject lands bound a number of housing estates to the west. The protection and enhancement of the amenity of the existing population will be a significant consideration. What form of development should border existing housing in terms of scale, layout and density?

• How can the new development be successfully integrated with adjoining developments?

• Are there sections of the subject lands that could accommodate higher buildings?


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5.4 Protection and Enhancement of Built and Natural Heritage St. Martha’s College (Sion House) is registered as a protected structure on the Record of Protected Structures and commands a central and prominent position within the LAP lands. (NT 025-181 Refers) It is described in the RPS as a ‘Detached House, early 19th C, four-bay, two-storey over basement with circular bow breakfront, Shallow hipped roof with wide bracketed eaves.’

Figure 4 St. Martha’s College There is a stand of mature trees and a number of individual trees which are protected on site. There is also stream centrally located within the subject lands. We are interested in hearing your views on the protection of the built and natural heritage and how this heritage might be preserved and enhanced in the course of future development.

• What do you think are the most attractive features in the LAP? • What potential uses could St. Martha’s College accommodate? • What features do you think should be protected? Should they be

integrated into the overall scheme? 5.5 Enhancement of Movement and Access Networks Vehicular access to the subject lands will be off the L5050, the R153 and the existing distributor road to the west. Movement and access networks within the LAP should prioritise sustainable modes of transport by means of safe and attractive pedestrian and cycle routes.


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We welcome your views on the development of transport infrastructure in LAP 1 including topics such as:

• The design of roads within the site is of fundamental importance in terms of the creation of a quality living environment.

• How can the layout best promote pedestrian and vehicular safety? • Should traffic calming measures be incorporated within the subject

area? • How can the area be laid out so as to encourage walking and

cycling? Should dedicated cycle and pedestrian routes be provided?

• How can linkages to neighbouring areas be best provided? • How can future development be designated in order to promote

more sustainable forms of transport? • What are the appropriate levels of parking that should be provided?

What are the essential locations for such parking? • What is the appropriate level of bicycle parking that should be

provided? What are the essential locations for such parking? 5.6 Urban form The built environment influences every aspect of our lives-through the houses we live in, the schools we learn in, the public buildings we enter, the places where we spend our leisure time, and even the streets in which we move about. Achieving a high quality environment is dependent upon achieving a high quality of design.

• How is a high quality of design to be achieved? • Should the community, educational and recreational buildings be

higher or more prominent in their design in order to provide a unique identity to the subject area?

• Should open space be developed in association with the community centres to create a unique sense of place?

• What is the range of heights appropriate for the residential development?

• Where should the higher and lower buildings be located? Would higher buildings be appropriately located at key focal points in order to create a sense of place by providing visual definition and to avoid visual monotony?

• What kind of materials are appropriate for use in LAP 1? • What kind of landscaping, street lighting and surface finishes should

be employed? • Should the development take the form of traditional streets or

should cul de sacs be used? • How can an appropriate hierarchy of roads be developed?


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5.7 Infrastructure The Navan Development Plan deals with strategic issues of service supply and the key issues in the area are the detailed provision in terms of routes and connections as well as the opportunity for the utility providers to supply services in good time to facilitate development. It is envisaged that the potable water supply and effluent disposal for the development will be provided from the existing public water and sewer main systems. All available electrical telecommunications and gas options in Navan Town could be extended the short distance to cover the subject lands in conjunction with the local area providers. We are interested in hearing your views on services infrastructure, including the following: Is there adequate capacity in the areas public fouls sewerage and water system to cater for the development? Will phasing within the site be a requirement? Will pumping of foul sewerage on site be necessary? Is there a requirement for on-site storm water attenuation or is the surface water network in the area adequate to cater for the development? Is there a history of flooding in the area? 6. CONCLUSION The intention of this Issues Paper has been to provide a background to the proposed LAP, to ascertain and identify the key issues, which should be taken into account and incorporated during the preparation of the plan. We would welcome any comments that you my have in this regard. If you have any queries or wish to make a submission, the details are set out in Section 1 (Introduction).

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