Thursday, 11 April 2019

Proposed Development at Bill Sheehan Motors Site: TRA Appeal to An Bord Pleanála

The following is a copy of the observation sent by the Association to An Bord Pleanála:




                                                                                                              󠇯󠇯󠇯󠇯󠇯󠇯󠇯󠇯
                                                                                                            Terenure,
            Dublin 6w,
The Secretary
An Bord Pleanála,
64 Marlborough St.
Dublin 1.                                                                                            

                                                                                                                                                                                      
                                                                                     
                                                                                                            10th April 2019

Observation in relation to Appeal No. 29S/303996  -  Dublin City  Planning Application No. 4702/18, 1-13 Templeogue Road, 2-6 Terenure Road West. Dublin 6w
Demolition of Existing Buildings  and Construction of 55 Unit Apartment Block

Dear Sir/Madam,

            This proposal is for the demolition of existing buildings at the above location and the construction of a six storey block containing 40 one bedroomed and fifteen two bedroomed apartments.  It would also contain three shops, a café and 37 underground car parking spaces.  The developers have appealed against Dublin City Council’s decision to refuse permission
           
Terenure Residents Association represents about 750 households in the area south, east and southwest of Terenure Cross, including those in the vicinity of the above site.  We wish to submit an observation on the developers’ appeal.  The required fee of €50 is enclosed.

We were astounded that the decision of the City Council has been appealed considering that it so comprehensively refused permission for the development.  The proposal had generated an enormous amount of concern among Terenure residents which is evidenced by the 180 letters of objection that were sent to the City Council and an attendance of over 150 at a public meeting.  On the understanding that An Bord Pleanála will have sight of these letters and because of the €50 fee required, it would not be logical to expect the same volume of observations on the appeal. 

We note that the developer has submitted a revised design as an alternative which reduces the building by one storey.  This would be a major change which we feel should have been the subject of a new application.  We query the validity of this procedure unless An Bord Pleanála requests a revision.  Apart from the height reduction, the alternative design does nothing to reduce the negative impact the building would have on the character of the area. 


Our comments on the developer’s appeal are as follows

Visually Intrusive and Overbearing
The design of the building is very much a block which is slab like in appearance. That applies to the five storey version as much as the six storey one.  Its design and materials are not in any way compatible with the neighbouring buildings.  The appeal has not in any way addressed the criticism of the position of the building on the site, flush with the pavement.  This is very much forward of the building line of Templeogue Road and will present a very unfavourable looking “gateway” to Terenure.  It will have a domineering effect on the road and surrounding properties.  The appellant disagrees with the City Council’s designation of the development as “infill”.  We would support the Council’s view on this as the site is effectively a vacant one at the end of a road with two storey houses.  The appellant claims that the street is devoid of character and, by implication, that there is no need for a sympathetic building.   This assumption completely ignores the red brick buildings on Terenure Place and across the road on Terenure Road West.  A building or buildings in harmony with these set back from the road, would be much more acceptable.  The statements in the appeal about the present use of the site are nonsense.  It has, for a long time been an “opportunity” site, in use on a temporary basis as a car sales area.  This site is very much part of the Village of Terenure.  It is in a very prominent location at one end of the junction complex of five main roads around which the village has developed.  This is very much an opportunity site, and one which’ because of its location, should be treated in a way that will produce an iconic landmark development that will enhance the fabric of Terenure Village and become a focal point.  We submit that this proposal does not, in any way, fulfil this requirement and would disagree with the appellant’s claim that it does.   In fact, it would have the opposite impact.

            Height of Building
The proposed building is 21 metres high or 18m. if they go for the alternative plan.  The Dublin City Development Plan allows a maximum height of 16 metres.  The appellant makes use of  the December 2018 document “Guidelines on Urban Development and Building Height” which does take  precedence over Development Plans,  However, we submit that this location is a totally inappropriate place to invoke the new guidelines,   It is really a suburban centre rather that an urban one.  Paragraphs. 2.7 and 2.8 of the above document state that the Planning Authority must determine if increased building height is an appropriate typology, or not, in a particular setting, and that environmental sensitivities of the receiving environment must be considered.  No building in the immediate vicinity is more than two storeys and most of these are of redbrick, historical design.   The site is too small and constrained by the surrounding environment to be considered suitable for this type of development as described in Section 2.11.  For these reasons we agree with City Council’s decision on this one.  It is an area which is never going to develop into a higher rise location with any more similar tall buildings, so the proposed building, at either height, if allowed, will stand out, as the proverbial sore thumb, for ever.   It is obvious that the developers originally intended the five storey version of the building but altered their plans at the last minute to take advantage of the new guidelines.  Surely it is unreasonable to apply these guidelines in such a sensitive area and before the City Council has issued any local interpretation of them

Inadequate Transition in Scale
We disagree with the appellant’s claim that “the building will successfully integrate with the surrounding environment”.   Overlooking of houses on the south east side of Templeogue Road has not been dealt with and the domineering impact of the development on No, 15 Templeogue Road. is not in any way mitigated with the 5 storey alternative.  No mention is made of impact on Olney Crescent.  There is still an abrupt transition in scale when viewed north-eastward from Templeogue Road, both by virtue of the increase from 2 to 5 or six storeys and the position on site of the building flush with the pavement… The photographic montage view position on Templeogue Road in the original submission is so far away that it does not in any way show the impact of the proposed building on Terenure Place.

Other Points – Car Parking
No attempt has been made in the appeal to come to terms with City council’s views on the inadequate provision for car parking.  We are very concerned about cars owned by apartment residents which are not allocated one of the 37 parking places provided.  This applies even in the context of the reduced height building.  Most of the surrounding residential roads have metered parking and many houses have no off street parking.  There is almost no space available for overspill from the proposed development. 

There is no provision for a pull in area for the proposed shops.  This would need to be somewhat off street or with a turn back possibility if the Busconnects plan is implemented as presently proposed.
           
            Heritage
            The proposal calls for the destruction of the last remaining section of the circle of houses which date from 1801 and gave Terenure its old name of Roundtown.  A similar situation arose when Aldi was building a supermarket on the old tramway depot nearby.  They acceded to a request to preserve the outline and materials of the old building, While we appreciate that the round house is not a listed building it should be preserved as part of the heritage of Terenure.   The City Council planner’s report refers to this.

Proposed use of Building
Terenure is an area where there are many big old houses.  A lot of these have only one or two elderly people living in them.  There is a major requirement for suitable “step down” accommodation to which these people could move without having to leave the area.  Also, Terenure is very much a family-oriented area with plenty of schools etc.  The proposed mix of accommodation will not cater for either of these needs as it would be directed at single working people.  While there is an undoubted need for such accommodation, we submit that a more settled population would make a much better contribution to community life in Terenure.

Precedent
While as noted above, there is unlikely to be a similar building proposed for Terenure Village, permission for the above proposal would set a very bad precedent and encourage unsuitable developments in the immediate area.

Conclusion
Because of its size, height and general incompatibility with the heritage ambience of Terenure, we request that the proposal be refused planning permission.

           
           
Yours sincerely,


 
Jim Dowling,   Committee Member in charge of Planning

Wednesday, 10 April 2019

Annual General Meeting - Tuesday 16 April at 7.30pm at St. Joseph's Parish Hall


The Terenure Residents' Association AGM will be held on


Tuesday 16th April 2019
at 7.30pm
in St. Joseph's Parish Hall, Terenure
(behind St. Joseph's school/church, access from Beechlawn Way by Lidl, free parking available)

All residents in our area (map here) are invited to attend. Public Representatives and the Gardai will be in attendance. Refreshments will be available.

Please consider helping to represent your area by offering your services on the committee.  The committee meets once a month in the evening for 9 months of the year, each meeting typically lasting 90 minutes.

Saturday, 30 March 2019

TRA details concerns over BusConnects plans with the NTA

Representatives from the Association recently met with the NTA (National Transport Authority) to discuss the impact of the BusConnects proposals on our area.

The major concerns expressed by the Association to the NTA were the landtake of gardens on Rathfarnham Road and Terenure Road East, and the proposal to ban ingoing traffic except buses and cycles on Templeogue Road between Fergus Road Terenure Place. Additionally the Association raised the following issues with the NTA:

  1. Inbound traffic at Templeogue (Springfield Road junction): how would the enforcing of local traffic only towards Terenure be accomplished?
  2. The impact of adding diverted traffic at Rathfarnham Bridge
  3. Handling of Bushy Park patrons’ traffic and local access issues – Possibility of car park on south side of Dodder?
  4. Access to, and exit from, Fortfield Road at Templeogue Road
  5. Cycle lane provision on Rathdown Drive, possibilty of cycle track in green area
  6. Reinstatement of footpath alongside fence on Templeogue Road?
  7. Ingoing bus and cycle lane only lane between Olney and Terenure Place: could it be restricted to peak hours only?
  8. Possibility of relocating cycle lane away from Rathfarnham Road through Rathdown and Bushy Park
  9. Vastly reduce or eliminate land take on Rathfarnham Road by implementing the above and by designating it 30km/hr. Difficulties with gradients in gardens was also pointed out
  10. Similar consideration for Terenure Road East.
  11. Harold’s Cross Road will be the only direct route to the City from Terenure with Rathmines Road and Kimmage Road closed to inbound traffic. What alternatives are there?
  12. Village ambience destroyed by having 4 lane roads through it
  13. Serious need to retain parking and loading bays in village
  14. 2m. footpath not enough in village area
  15. Detail of junction design for bus priority
  16. Proposal of a pilot scheme for this with short approach bus lanes.
  17. Noted that the frequency of buses proposed in the new plan is actually less than there are now

The NTA took note of and discussed these concerns and agreed to consider them as part of their consultation process prior to publishing a revised plan later in the year.

The consultation process is ongoing and anyone can make a submission, but please note the final date of 30th April for making a submission. See BusConnects leaflet for details - this is being distributed to all houses in our area along with notice of our AGM, which will be held on 16th April in St. Joseph's Parish Hall. BusConnects will be on the agend.

Thursday, 28 March 2019

Sisters of St.Peter Claver Spring Sale, Sunday 7 April

Sisters of St.Peter Claver Spring Sale
in aid of the Missions 

in St Joseph’s Parish Hall, Terenure 
(behind the Church and Lidl) 

Sunday 7th April 
10.30am – 2.30pm 

The Sisters of St Peter Claver, long standing residents on Bushy Park Road, are holding their annual Spring Sale. This year the proceeds will support St Martin de Porres Brothers in Nebbi Diocese, Uganda, to supply school equipment and resources for poor children. They need 200 benches at €30 each.

The Sisters are seeking donations for the Sale of good brick-a-brack, saleable clothes, plants, unwanted gifts and new items for the Wheel of Fortune.

These and /or any donations can be delivered to the:

Convent, 81 Bushy Park Road; Tel 490 9360. (Charity No. CHY 3462). 

Please come along and bring your friends on Sunday 7th. 
We will be grateful for your support.

Friday, 8 March 2019

Bushy Park Market returns tomorrow! Plus Evergreen Club Featuring in RTE Documentary Monday

Tomorrow, Saturday 9 March, marks the return of the market to Bushy Park, from 11am - 4pm.

For the children, there will be a visiting petting zoo from 1pm.

Please be considerate of local residents and walk or cycle to the park if possible.


Also

On Monday 11 March at 9.35pm RTE1 will be showing a documentary called "Fertility Shock" which includes footage filmed at the Evergreen Club in Terenure during one of their Tea Dances last year.  Watch out for it!

Tuesday, 29 January 2019

New Bus Connects Proposals - Public Meeting This Saturday

The following has been notified to us by Councillor Anne Feeney


PUBLIC MEETING 

New Bus Corridors Proposal 
How will this affect You? 

Saturday 2nd February 2019 (11.30am – 1pm) 
St. Joseph’s Parish Hall, Beechlawn Way, Terenure. 

This week the National Transport Authority (NTA) announced Phase 2 of the Bus Corridor Project. Councillor Anne Feeney is hosting a Public Meeting to give people an opportunity to hear a short presentation on the proposals and to discuss the impact for our area.

Rathfarnham to City Centre 
Tallaght to Terenure 
Kimmage to City Centre 

Many residents are extremely concerned about these proposals, particularly the restrictions to cars on the main thoroughfares to the city and the consequent likelihood of many local residential roads being turned into “rat-runs” by the traffic diverted from main roads. There are also concerns about the extensive property compulsory purchase orders (CPOs) on roads such as Lower Kimmage Road, Terenure Road East, Rathgar Road and Rathfarnham Road.

Information on the Bus Corridors and the NTA’s consultation process can now be viewed on www.busconnects.ie.

(Please note the early start time which will allow us to finish up well before the big match at 4.45pm)

Thursday, 24 January 2019

Planning Application for 6 Storey Block in Terenure - Notes for Making an Observation


As you will be aware, a block of 55 build to let (BTL) apartments is proposed for the site at the corner of Templeogue Road and Terenure Road West, currently occupied by Bill Sheehan Motors. There will be 40 one bedroom and 15 two-bedroom apartments. The building will also have three shops and 37 underground car parking spaces.

While it is an obvious site for development, we have serious concerns about the current proposal. We feel that because of its bulk, height, design, position and proposed usage, it is inappropriate for this site.

Full details can be obtained from the Dublin City Council website, planning reference 4702/18. At a public meeting last Sunday attended by well over 100, all speakers had serious reservations about the proposal. This meeting was organized by Cllr. Mary Freehill.

The Terenure Residents’ Association intends to submit an objection. If you agree with our assessment, you might like to consider sending one in yourself. It should be addressed to:

The Executive Manager, Planning Department, Dublin City Council, Wood Quay, Dublin 8, 

and quote above reference number. Submissions must be accompanied by a fee of €20. Submissions can be made on line from the page the reference number will pull up, or by post. Last day for the Council to receive submissions is Friday 1st February.

We have been asked to circulate a list of bullet points, most of which were made at the above meeting. Some of these may be useful in making a submission.

• Height of building (6 storeys). Much higher than surrounding buildings
• Bulky, block like appearance.
• Overdevelopment of a small site
• Slab like design
• Built directly onto the narrow footpath, no setback, no pull in space for vehicles
• Domineering impact on that part of Templeogue Road, overlooking of properties
• Architecturally completely out of character with the 2 storey red brick buildings in Terenure Place and Terenure Village Centre. Totally out of proportion to all other buildings in the village
• Unsuitable intrusion into and damaging to the historic urban village ambience of Terenure.
• Because of its prominent location, this site needs a suitable landmark iconic development which will be a focal point in the village. This proposed development is no such thing,
• The remaining section of the old circle of houses that gave Terenure its old name “Roundtown” will be lost.
• Additional traffic
• Inadequate access for fire brigade to rear of building.
• Difficulties caused by vehicles entering and leaving the car park through heavy peak time traffic.
• There will be more than the 37 cars owned by tenants of the building. There is no available parking for extra cars on surrounding residential roads.
• The mix of 40 one bedroom and 15 two-bedroom units is unsuitable for Terenure which, with schools etc. is a good place for families. BTL. with consequent transient population, is unsuitable for an urban village such as Terenure
• A development in this location should cater for older people downsizing
• Is the concept sustainable in the long term?.
• With so many vacant shops id Terenure, do we need more?
• Allowing a building like this in such a location will set a bad precedent.

Should you wish to contact our Planning Officer Jim Dowling directly, you can email him at planning@terenureresidentsassociation.ie

Thursday, 17 January 2019

Public Information Meeting concerning Planning Application at Bill Sheehan Motors Site

The following has been notified to us by Councillor Mary Freehill:

PUBLIC INFORMATION MEETING 

REGARDING PLANNING APPLICATION NO. 4702/18 FOR A 6 STOREY APARTMENT BLOCK (21metres) to accommodate 55 apartments with underground parking for 37 cars exit on Templeogue Rd, ( Pedestrian entrance at 2-6 TERENURE Rd W)

Following on from my letter last week when I promised to help residents respond to this planning application. There is a tight time frame for residents to make observations to this application which must be made by 1st February; I have arranged a public information meeting

ON next Sunday 20th January 
TIME 1.00 p.m 
VENUE St. Joseph’s Parish Hall Terenure 

At this meeting Martin Lynch Architect will make a presentation on the technical aspects of this application to give you a deeper understanding of the implications for the area and to advise you on the technical grounds that you can make your observations.

When we Councillors reviewed our City Development Plan last year, we agreed a maximum height of 15 meters which was an increase from 13m previously. Our decision was overruled last December by Eoghan Murphy, Minister for Planning, Housing and Local Government, which now allows a more liberal approach and has lifted the cap on heights, therefore residents need to make technically strong submissions.

Yours sincerely

Cllr MARY FREEHILL

Wednesday, 16 January 2019

New Operator for the 17 Bus Service


Dublin Bus have announced that from Sunday 20 January various routes in Dublin, including the 17, will be operated by Go-Ahead Ireland.  This is in line with government policy on breaking the monopoly of Dublin Bus as the sole operator of bus services in Dublin. The 17 is the only service in our area which is transferring.

Fares will remain unchanged, and all leap cards and travel passes will continue to be valid.  Some route amendments and frequency improvements will be introduced shortly, no further details are available at present.