In a submission to Fingal County Council concerning the proposed Kellystown variation to the 2005-2011 Fingal Development Plan, Deputy Joan Burton has called on the one of the last remaining tracts of Dublin 15 green belt to be protected.
Recognising the urgent need for new school sites in the Castleknock area, she has called on the Council to use its statutory powers to acquire suitable sites, as directed by the Department of Education, but not to jeopardise the path towards sustainable development in Dublin 15. She highlighted the fact there is already planning permission granted, or sought, for 18,000 homes in the area with over 2,400 acres of further land already zoned for residential use which could support up to 60,000 more homes.
“This notion of a sustainable Dublin 15, attractive to live in, bring up a family in, work and invest in is a critical part of the rationale for areas such as Kellystown being Green Belt.
“For the manager to abandon that strategy as he now proposes indicates that Dublin West is to be downgraded by Council Management as compared with areas such as Malahide and Howth. This makes no economic sense other than the bonanza to be gained by a small number of landowners and the developer/s who will be the direct beneficiaries of the rezoning proposal
“The Manager is in effect seeking to hold the community of Dublin 15 to ransom by saying that bad planning should be given a green light so that necessary schools can proceed. However I note that recently the Planning Manager has formally denied to local media that the schools development is dependent on rezoning Kellystown for housing.
“I would urge Fingal County Council to take my points regarding environmental protection, new schools and traffic seriously on board and to withdraw proposals for the rezoning of land for residential use in the Kellystown area. As a matter of priority, a site must be secured for a new post-primary school in the Castleknock area, but not at the expense of sustainable, balanced, community-led development of the area.”
Joan’s submission in full:
Senior Executive Officer,
Planning Department,
Fingal County Council,
County Hall,
Swords,
County Dublin
5th June 2008
Submission on the Proposed Variation to the Fingal Development Plan 2005-2011 in respect of lands at Kellystown, Dublin 15
Dear Sir,
I wish to make the following submission with respect to the proposed variation of the Fingal Development Plan 2005-2011 in respect of lands at Kellystown, Dublin 15:
NEW SCHOOLS
The Labour Party campaigns for and supports the provision of additional schools
at Primary and Post Primary level for Castleknock, Carpenterstown and Clonsilla, including the proposed sites at Kellystown. It should be noted, however, that no rezoning of land is needed for this to proceed as schools, graveyards etc. can be built on Green-Belt zoned land.
GREEN BELT
The Labour Party is opposed to the proposal to rezone precious Green Belt land adjacent to Luttrellstown Castle for proposed high density, possibly high rise developments of apartments and houses.
This is not in the best interests of the orderly planning and development of Dublin 15. Currently there are thousands of apartments and houses completed and/or under construction in Dublin 15. Many remain unsold and are part of developments at locations such as Phoenix Park Racecourse, Hansfield, where in the current housing market development has slowed to a trickle.
If the Manager, as in this proposed rezoning switches future development to the Green Belt the result will be catastrophic for the completion of existing developments, as experience has shown.
SUSTAINABLE DEVELOPMENT FOR DUBLIN WEST
Dublin West is under considerable social and economic strain from
excessive traffic,
excessive building for investors, as opposed to families buying to live in the area longer term.
Rezoning at Kellystown as proposed by the Manager will make building a coherent sustainable community in Dublin West even more difficult.
Dublin West has taken a huge amount of mixed residential, commercial, warehousing and industrial development.
Maintaining a quality environment which includes significant areas of Green Belt is vital not just to the areas’ social sustainability but also to it being a key location for attracting inward foreign investment, such as IBM as well as indigenous Irish investment.
This notion of a sustainable Dublin 15, attractive to live in, bring up a family in, work and invest in is a critical part of the rationale for areas such as Kellystown being Green Belt.
For the manager to abandon that strategy as he now proposes indicates that Dublin West is to be downgraded by Council Management as compared with areas such as Malahide and Howth. This makes no economic sense other than the bonanza to be gained by a small number of landowners and the developer/s who will be the direct beneficiary of the rezoning proposal
The Manager is in effect seeking to hold the community of Dublin 15 to ransom by saying that bad planning should be given a green light so that necessary schools can proceed. However I note that recently the Planning Manager has formally denied to local media that the schools development is dependent on rezoning Kellystown for housing.
–
It has been clarified recently by the Fingal director of planning, Mr. Gilbert Power, that the rationale is purely to facilitate the building of residential units, not, as some had been led to believe, to secure sites for schools in the Castleknock area. With this is mind, the two issues, schools and re-zoning, should be kept completely separate and each examined on their own merits.
The need for school sites in the Castleknock area, particularly for a new secondary school, is not in doubt. I have no objection to the acquiring of lands by the Department of Education or its agents for the construction of schools in Castleknock, or indeed in the Kellystown area. Indeed, this is something I would wholeheartedly support.
With the confirmation that the key rationale for the Kellystown variation being the provision of new housing units, it is useful to examine the current provision of zoned land for housing units in the area. According to figures supplied by Fingal County Council (dated June 2007), there are currently over 18,000 housing units which have either been granted planning permission or are the subject of planning permission applications. There are a further 961 hectares of land (or approximately 2,400 acres) zoned for residential use. Based on current and recent high-density development, this implies that there is already scope for 60,000 new residential units in the area without any further rezoning.
Given the current state of the property market, the construction sector and the number of homes lying empty, there is no manifest need for additional land to be zoned for residential use in Fingal out to 2011, the period which the current development plan addresses. There is a danger that we will see a return to the development dynamic of the 1970’s and 1980’s where prime Green Belt land is rezoned for priority development while vast land banks lie vacant and undeveloped in the hope that house prices will recover.
It has been argued that the alignment of the Maynooth train line, and the proposed alignment of the Metro West, make the Kellystown Green-Belt a prime area for housing development. In terms of the existing transport infrastructure, the Maynooth line is currently running at above capacity at peak times. There is not enough rolling stock nor scope for running additional services (until the city centre rail inter-connector is completed) to serve current demand for the service, never mind the additional demand expected to arise as a result of the completion of developments along the Maynooth train line, Barnhill and Hansfield being two significant examples in the Dublin 15 area alone.
It is now proposed that zoned land, for a minimum of 1,500 and possibly up to 3,000 housing units, be allocated for residential use along this axis without any proposals nor imminent scope for a significant increase in the train service capacity. The proposal to run the Metro West light-rail alongside the Kellystown area is still at a very preliminary stage, while it is not clear yet – given the current state of Government finances – whether even much higher priority National Development Plan projects will now continue according to altered timeframes or not at all.
One of the most pressing transport concerns in the area is that of traffic. At peak times, and even often at off-peak times these days, Dublin 15 suffers chronic traffic gridlock. This problem would be further exacerbated with the construction of up to 3,000 new homes in Kellystown, while it is not clear from the proposed variation plans whether the new planned distributor road in Kellystown would in any way mitigate this problem or whether it could even make the problem worse for residents of Carpenterstown, Luttrellstown and Laurel Lodge by making it a ‘rat-run’ parallel to the Clonsilla and Ongar roads. With these local transport issues in mind, it appears to me that it would be irresponsible in the extreme to vary the Fingal Development Plan to allow up to 3,000 new homes to be built in the Kellystown area. These transport issues, and other capacity issues, need to be addressed comprehensively before consideration is given to any further zoning of land for residential use in the area.
The particular tract of Green Belt at Kellystown, is part of one of the most important Green Belts in the Dublin 15 area. This land was zoned as Green-Belt in recent years in the context of major land rezoning for residential development in areas such as Barnhill, Hansfield and Kellystown. As one of the last such tracts in Dublin 15, it is essential that this area be protected so as to support biodiversity and to ensure an appropriate balance between developed land and Green-Belt. Because it si adjacent to some of the deepest parts of the Royal Canal its environment, flora, fauna, and particularly its trees are of special significance to bio-diversity and carbon sinks in Dublin 15. As with the Phoenix Park, the Liffey Valley and the adjacent Luttrellstown Castle it forms a part of a vital green lung for Dublin West, one of the areas of the state which has grown most rapidly in recent years. No adequate consideration has been given by the Council to this in the Manager’s proposal.
To date, Dublin 15 has been blighted by environmental devastation and a serious lack of balanced development. If the intention is to construct high-rise, high density apartment blocks on the axis of major transport routes, such as the Maynooth train line, there is a risk that the last remaining green areas in the area will be covered in concrete.
It is in no-ones interest for Dublin 15 to become a concrete jungle. Maintaining a sustainable, liveable environment in Dublin 15 is essential to ensure that the area remains an attractive place for both newcomers and people who have lived in the area for a long time. Such balanced development is key to building sustainable communities and should not be confined to areas such as Howth and Malahide. Dublin 15 also needs a more balanced, eco-friendly and family-friendly approach to development.
I would urge you to take these points seriously on board and to withdraw proposals for the rezoning of land for residential use in the Kellystown area. As a matter of priority, a site must be secured for a new post-primary school in the Castleknock area, but not at the expense of sustainable, balanced, community-led development of the area.
Yours sincerely,
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Joan Burton TD
Deputy Leader of the Labour Party