Submission to Local Area Plan; Ballincollig Carrigaline Municipal District January 2017
Donnchadh Ó Laoghaire TD, Cllr Eoghan Jeffers & Cllr Michael Frick Murphy
General We wish to welcome much of what is proposed, in this Local Area Plan. In accompaniment to the other Local Area Plans, and the County Development Plan, we believe it adequately recognises the very real and significant levels of growth in population that Cork is likely to experience, and is aimed at attempting to ensure that these levels of population growth can be sustained while maintaining, and developing sustainable communities. That is to say communities which have good access to leisure and amenity facilities, adequate provision of school spaces, sporting facilities, ensure manageable traffic, and strong public transport links. Ensuring that the area is well positioned to deliver economic growth, and the retail and commerce can thrive, whether small medium or larger businesses, within the communities that make up the Municipal District. We believe to a large extent this has been realised in what is a comprehensive plan. Our observations are intended to add to the plan, and address any particular shortfalls. In a general sense, we do believe that it is worth observing that, as much as anywhere in the Country, Cork has seen very significant population growth in the areas surrounding the City, and particularly in the area in this Municipal District. There are a number of implications to this. In the first instance it means that to ensure these communities remain sustainable, without being choked entirely with traffic, it means not only delivering additional road projects, such as the m28, the L2455 and the Carrigaline Western Relief Road, it also means serious and radical investment in Public Transport, including new innovations as well as enhanced services. To the extent, that we believe Light Rail should not longer be dismissed out of hand as a potential solution, and we recommend that under the auspices of this document the Council carry out feasibility studies on light rail to Ballincollig and Carrigaline, potentially also servicing the South City Environs and Passage West. The other main implication is to recognise that while this trend will continue, there must be a serious discussion now about population growth within the City Boundaries, or perhaps more accurately, within the City properly so called. The population within these, clearly outdated, boundaries, has in fact fallen. Plans such as these should, we believe, involve far more work and consultation with Cork City, particularly as regards the districts (Douglas, Togher) split between both Local Authorities. More generally though, much of planning for the region will now involve discussing what kind of population growth can occur within the City, particularly at Brownfields sites North and South of the City. We should also recognise that at least some parts of this district would more properly be called Cork City. These are all considerations that must be taken in to account in planning for the district. The district as a whole is going to be an area of crucial important in ensuring Cork City can act as a Counter balance to Dublin, particularly in taking in to consideration locations of great strategic importance, such as Curraheen Science and Innovation Park, and the Strategic Employment zone of Ringaskiddy. We also wish to emphasise that delivery of Housing in adequate numbers will be one of the most significant challenges in this district in the coming years, as already housing markets in this District are already under major pressure, and rent rising rapidly. Increases in Housing in all areas is key, and must be provided in a sustainable way, without damaging quality of life, but it is also essential that there is an adequate provision of Social Housing provided as well, as those on low incomes are those most put under pressure due to the competitive Housing market.
Finally, and in a context in which dereliction in urban areas has become a cause of great frustration, we welcome 1.5.26, a commitment to tackle urban dereliction in places such as Ballincollig Carrigaline and Passage West We have divided the remainder of the submission via geographic area.
South City Environs 1 -Togher and surrounding areas We note that under 3.5.73 which states a deficit of open usable space in the wider Togher Locality. We believe that this is correct and should be addressed, and certainly in advance of the potential further expansion and development of the locality in the direction of Spur Hill and further on Lehenaghbeg. We note that there is plans to connect, along the route of the old railway line from Forge Hill junction as far as the reservoir by Spur Hill, approximately, by way of walkway. If our understanding is correct we imagine this would be as part of the greenways project. This is welcome and would be beneficial. Incidentally, given this will likely encourage additional pedestrian traffic in the area, it is worth noting that Forge Hill is without footpaths at this point in time. We believe this is something that should be tackled in the coming time and noted in the plan.
You will be aware that there is a significant plot of land half way along this route which is owned by Cork County Council. This is an area, several acres in size, which exists to the north of Ashbrook Heights and of Fernwood Crescent. Currently it is an area of waste ground, largely overgrown, and indeed has been the source of some complaints to Cork County Council regarding dumping there at various stages in the past. We are unaware of any existing plans for this location. It is currently, in the maps attached to the plan identified as a simply being within the existing built up area, that is to say no additional zoning has been identified for this land. We believe that this site is an ideal location for a community amenity and open space for the locality. The shape this might take could vary, it might include open green spaces, play areas small sporting facilities either formal or informal, allotments, or various other uses. This would have to be decided in close and comprehensive consultation with local residents. The principal point is that the locality, particularly the southern end of it is in need of greater green spaces, and leisure facilities. This location has a number of advantages. Firstly, it will be accessible to quite a wide area by foot due to the planned walkways. Indeed it will add greater purpose to the walkways if there is an amenity area along its route, as, currently as things stand, the proposed walkway beginning and end would not often be attractions to walkers as such. The heritage of the railway, including the railway bridge, could be harnessed in this amenity also. The views of the City from this elevated area would also, we believe be extremely attractive to walkers and residents, as a place to relax. The fact that the site is in fact owned by Cork City Council makes this also practical.
We also note that in the short term the area is likely to expand, particularly at Lehenaghbeg, but also further east there are three SLRs which come to a greater or lesser extent in to the greater Togher area, and if you include the walkway as a part of the amenity it would be located at the confluence of SLR 6 SLR 5 and SLR4 an area of approx. 94 HA which would, if developed see very significant development. It would be beneficial to have an amenity available to residents. This may require rezoning to ‘Open Space/Sports/Recreation/Amenity or it may not but some commitment to such an amenity should be included in the LAP – we believe it would be of great value to the locality and certainly an improvement on it’s current state. In general, we note that by comparison to other built up areas in the district, such as Carrigaline, Ballincollig, Douglas, and Ringaskiddy, there are no playgrounds in the Togher area on the County side.
I propose that this be a specific proposal for the LAP, and that whether at the above referenced site, or elsewhere (for example the empty space at Palmbury) that a playground be put in place.' There are a number of other points we would make regarding the section on the greater Togher area. On a relatively minor point, Lehenaghmore and Lehenaghbeg are misspelled in a number of parts of the document, we think this should be rectified. Again, and simply in terms of clarification table 3.3 on 93 omits the 203 and 214 routes. We would also add that the Lehenaghmore, properly so called, area, is not served by bus and should be noted. In addition, it is to be noted that there is considerable further developments possible near the lower spur hill area, with the SLR 5 being largely within the locality, and the portion of SLR 6 (entitled ‘Ardarostig’) east of the Bandon Road also falling in to the locality. In addition the growing population in Lehenaghbeg, and indeed the new developments on the City Side of Togher (Deanrock and Sheridan Park) in short order. (As an aside, it is unfortunate that the document does not refer in any greater detail to the overall neighbourhood, as clearly developments in the City Side of Togher as well as the County Side are very closely linked and need to be studied together.) In the context of these developments, it is surely noteworthy that Togher is the only significant suburb on the Southside without a post primary school. While currently children attend a variety of schools of good quality in neighbouring localities, if the area continues to develop, and additional pressure on spaces becomes evident, then it will become necessary to consider a secondary school in the locality. This should be noted in the plan. As regards Heritage, there are a number of structures that could and should be noted in terms of protecting built heritage, and which could be added to the list of protected structures. One example is the Allen House, one of the last remaining houses of that vintage and style in the locality, at Doughcloyne, being approximately a hundred years old. There is also some historical significance, locally at least to it, Mr Allen was a magistrate in the Sinn Féin Courts, an instrumental force in setting up local development organisations, and a personal friend of Michael Collins. Other structures of heritage value worthy of protection include the various railway bridges, Chetwynd House, Phillipine House, Togher Lodge, old Cottage and Wall at Togher Cross, Remaining wall of Lehenaghmore House, Doughcloyne House, Togher Community Centre as well as the water pumps at Doughcloyne and Spur Cross.
We note the section on regeneration at page 105, regarding SE-RA-01 Togher Village. Naturally regeneration, where appropriate undertaken in consultation with Local Residents and Businesses is welcome. We wish to note however, that the reference to a ‘disused’ Doughcloyne Hotel is unfortunate, and indeed somewhat insulting, to a residential care home located there, (o’Connell Court) now well established, and indeed valued by the Community, with good connections to the Community Association, and it is a use for the building which I believe to be locally popular. Togher has an ageing population, and this is so far as I know the only such facility of its type in the locality. The current use i suitable to the area, and indeed, I note that Cork City Council signed a 10 year lease in 2016 for the site, in order to house the residents, and to offer O'Connell Court a level of security. In that context, and given that the lease and its current use will outlive this Local Area plan, I believe references to the former Doughcloyne Hotel site should be removed, and planned regeneration proposals revised based on this. The delivery of the Floor Relief Scheme is vitally important for the locality, both for safeguarding local residents and businesses from property damage, but also in terms of the future shape of the central part of Togher. It appears to be behind schedule, which is unfortunate, however we hope it can be expedited, and the design of this is absolutely essential, (perhaps open water channels may be appropriate in parts) to be in keeping with the character of the locality, and improving the public realm and appearance of the area. Finally, we wish to note once again, that the delivery of the L2455 is of crucial and strategic importance to the locality but particularly to Lehenaghbeg and Lehenaghmore. In terms of safety, in terms of accessibility of cyclists and pedestrians to the City to surrounding areas, to community facilities, and so on. It deserves greater prominence and emphasis. Despite significant development and considerable population growth in the area, there are no footpaths, and substantial areas remain without streetlights, which is an unsustainable situation. This needs to be delivered and it is somewhat disappointing that as this is submitted the first part of design consultation, due to happen in the last quarter of 2016, has not happened. This needs to be delivered. It is also essential that the Council as the planning authority ensures that all developments have adequate green areas, and that these green areas are accessible and usable. We would also add that this underlines the need to avoid similar errors in future. If areas in the area of Spur Hill are to be developed, there is a clear need for improved roads on Spur itself, as well as possibly at Meaghers lane, which would connect Spur and these developments to the Bandon Road. There is also a significant lack of rubbish bins in the locality which should be rectified in order to ensure that it remains a tidy clean neighbourhood. We also note that there is a significant lack of community facilities on the Sarsfield Road, including playgrounds and so on, and that the this needs to be addressed, as well as initiatives towards the improvement of the public realm here generally.'
2 - Curraheen This is an area which is a mix of potential industrial and research development, as well as a very long established village community. We wish to emphasise and support the Science Park and the
potential it has, and to encourage the Council to keep the Masterplan for the site under regular review, to ensure it is fit for purpose to ensure that it is attractive and sustainable for companies, and research bodies to locate. We do wish to emphasise also, that It is essential that through all of this, that the village character of the village is preserved and maintained. Finally, we understand the interim works regarding flooding were committed to in the locality, which have yet to be delivered, and ensuring that the village is safe from flooding events should be a part of the plan also. 3 - Grange/Frankfield We note that under 3.5.40 there's scope to accommodate some additional residential zoning in the short term along Cooneys Lane. While we agree that some residential expansion is needed in the area to accommodate growth of population, to help increase the local economy, sustain the ability of the of people within the community to continue to live in the community and to increase supply for sustainable house prices, however we don't believe anything should be taken in the short term perspective. We would propose that any residential development of the area marked SE-R-07 would need to be complimented with road upgrades, extension of footpaths, sufficient lighting to be installed on Cooneys Lane along with junction improvements, pedestrian improvements and traffic calming measures installed at the junction at Bellvue. We feel it is a matter of heritage that Grange House be protected along with its existing surroundings to continue the feel of rural Grange. SLR4 as stated in the draft plan that "there have been a number of submissions to zone this land for residential development" while we fully support the continued use of the land as it is been currently used for, consideration may have to be given for the expansion of residential development to meet the conditions as outlined above. We do feel that the priority for this area would have to be for recreational use with the main provisions to be for use, by the local school and local sports clubs for the development of sports pitches due to the lack of existing areas which the area is in great need of. Also we believe that following a motion passed at full council that future housing developments would incorporate a communal garden allotment. This is a prime area for this. Not only would residents within the area see a benefit but if it was to be incorporated within Scoil Nioclas it would have a massive educational benefit to the pupils thus sustaining, enhancing and give such a use of land to be paramount to the future of the community. We feel that the areas that could best accommodate this would be the lands running adjacent to Bellvue as to give pedestrian access to school children. Domans Woods SE-U-03 we feel it should be commended as a proposal but deserves more attention than what is given to in the draft plan. We feel that it's entrance/exit at the area marked SE-O-08 is the correct place but further thought might have to be given if lands to have residential development at the land marked SE-R-07 are to be developed. This wooded area might be more difficult to build a sustainable walkway but should be part of an overall project for Domans Woods and should also consider the plantation of more trees at the Cooneys Lane end to enhance its affect for the walkway and surrounding areas. We would also note that the entrance/exit at Bromley is a very attractive proposal but it should be within total consultation with residents along with the residents of Pinecroft, Ă rdfield, Grangewood Court, West Grove and Grange Park whose estates are all traditional entrance/exit points to Domans Woods. We do feel that consideration be given to the prospect that the walkway run along with the
boundary of Donnybrook Mills and Grange Park with the entrance/exit point located at some point at the boundary of Donnybrook Mills facing the road giving a very close proximity to connect with the Mangala. We feel that this would give a continues walkway that would enhance leisure and add to the recreational value of the area. It may also give potential to open up a small use of land at the end of Grange Park for a public recreational area which is not being used but could also leave the option open for a viewing point along the route. A significant use of this land would be to see it developed into a garden allotment for the residents of Grange Park. Any future development of this nature here, must be done with full consultation of the residents of Grange Park. While Domans Woods is largely unknown to those outside the area it does poses beautiful scenery which is in drastic need of enhancement, promotion and investment to see its full potential. While it boasts a lot of tradition and value within the local community there is certain areas which must be promoted, one that we feel should not only be highlighted but monies be invested in, is to restore "Shellies Cave" as a focal point to the wooded area. It's stream should also be utilised to enhance the feel of a nature park within a suburban area. While we feel no part of Grange or Donnybrook should be cut of from use of the woods, consultation has to be had with residents as to how best utilise entrances/exits to get the best use of the woods while not increasing anti social behaviour. The Grange/Frankfield Parish, such with its size is lacking a community centre to fully cater for the needs of the community. There must be paramount focus to develop, fund and deliver a community centre on the existing site that can provide facilities to all the needs of the community with the scope to enhance the role of the community association, to help with the work and benefit of the Douglas Community Association but also to deliver and give its own distinct and independent contributions to the community. We believe that one of the unique aspects of Douglas, is that it contains several suburban areas, each with their own character and identity of their own, but having Douglas as a central hub, a beneficial and attractive aspect of the greater Douglas area.
4 - Donnybrook SE-R-05 We do consider this area to be given consideration for residential development, it must be acknowledged that sufficient lighting must be provided on footpaths and entrances to a potential dwelling development. We would also note and commend that withinSE-R-05 that any development on this site will have "provision for a local convenience shop" we must outlay our concerns if such an idea has no uptake or is unsustainable that such a use of premises would already have or should be considered first day for a communal value i.e healthcare clinic, doctors surgery, community hall, elderly housing complex, etc. Donnybrook as it exists, we feel is its own suburban community and should be outlined as such in any other further plans. We believe that it is lacking in its own community facility and it is our believe that a community hall should be developed, SE-R-05 would be highly suitable site, and should be examined. Heritage-Grange/Frankfield/Donnybrook it is important to the character and heritage of the area that certain buildings are marked as such. Grange Cottages and Donnybrook Mills (Morris Mills) are prime examples. While they are aesthetically pleasing they also offer a huge amount of nostalgia but also to the historical
development of the area from decades ago. We feel that any further developments of any kind within Grange/Donnybrook should incorporate this. Located just off the Airport Road is the site of a mass rock. This, like all mass rocks are of huge national and local historic significance. We feel it is not utilised to its full potential and is in serious disrepair. We do understand the complications with this certain site as it is privately owned. Thus giving rise to a problem. While the entrance and walkway to it are to be considered of poor quality and dangerous, the site is still used regularly by people for theological and historical purposes. We believe a resolution must be found to protect and utilise this site into the future. 5- Douglas SE-T-03 We welcome a development of this nature if it incorporates the feel of the village. A full frontage development if developed, should not in anyway take from the character of church street or the quality of life for the residents of church street. Traffic plans for any development of such nature we feel would have to stay in line with the traffic plan proposals already outlined in the DLUTS. SE-T-05 We do welcome this development objective. It is our belief that there should be a strong focus on this site to be extremely pedestrian and cyclist friendly with the objective to enhance a town centre type feel. We would put a high emphasis on leisure/recreational facility, community buildings and cultural uses. An improvement in the urban environment of the area with the removal of some surface car parking and the provision of a civic space would encourage such uses to locate in this area. SE-U-02 We believe this objective is vital to the recreational benefit of Douglas and surrounding suburbs and it's very much welcomed. We would also stress that if certain areas of this route were furnished with outdoor exercise machines with the function of the machines to be able to be used by disabled persons this would have a massive enhancement of the route. SE-U-07 This road would be very much welcome and we would like to make the observation that this is of the highest priority for the easing of traffic issues in Douglas and to benefit quicker connectivity. Sufficient footpaths and lighting should also be provided along this route for pedestrian safety. SE-O-05 We do welcome in the objective that there is a general presumption against development here. We very much welcome the objectives towards Vernon Mount House and the strong case for the protection and development of its existing structures. It is our strong belief that the house must be the focal point for this area and all efforts must be made to redevelop the house not only for the benefits to the local area or Cork but also because of its national significance. SE-O-14 The specific development objective for Douglas Community Park is very much agreeable with and should be highlighted, maintained and utilised as the centre piece and historical public space of Douglas Village.
6- Rochestown/Maryborough We feel that these suburban areas, while adding to the uniqueness of Douglas should be highlighted as their own areas and deserve their own specific plan.
One element that could be proposed to help with this issue, is the establishment of a community hub with public facilities. While a natural site may be difficult to find, it is possible to develop such a public facility within SLR12. We also believe that if a regeneration program was to take place from the Rochestown Inn to Hartys Quay, this would give Rochestown its own core area as a community.
Ballincollig/Carrigrohane As mentioned in the general commentary, the growth in Cork in recent years has taken place in the surrounding areas, and Ballincollig is a perfect example of this. It has nonetheless gone on to thrive and become a very attractive place to live and to locate businesses. Credit is due to the local community including Tidy Towns et all, Businesses, and while not entirely without flaw, the good work of Council planners generally. On a number of specific observations, We note regarding point 1.5.8. Commitments were given at the time of the County Development Plan that a transport and mobility study for Ballincollig would be undertaken as soon as the following winter/early 2015, in the context of the Maglin masterplan – this has not happened yet – we understand the local business community intend to do so themselves now. If this has not happened, the Council need to deliver this it is long overdue, as if transport is not well planned, additional development could significantly choke up traffic in the town. Similarly on SLR 7 & 3.3.19, we believe that there needs to be in cooperation with Cork City Council and Bus Eireann a park and ride facility between Ballincollig and the Western Suburbs – perhaps at Curraheen Stadium– to reduce the already unbearable levels of traffic on Ballincollig- Cork routes and the Western City Suburbs. We have already written to Martin Walsh in this regard and he has stated that they are potentially interested in such a venture. We encourage the Council to pursue this further to reduce traffic, and to state this in the area plan. Similarly, regarding 3.3.19, and as stated in general observations, Light Rail should not be ruled out for the Town Point 3.3.92 references a neighbourhood centre for the Maglin site. This is crucially important, the site is significant, and additional development requires adequate provision of services, and to avoid unnecessary traffic in to the town centre. This also needs to incorporate facilities such as Childcare facilities. Regarding point, 3.3.55 there is a need for some care regarding potential flooding at Maglin site While significant parts of the Masterplan Site have been marked as prone to flooding, we are aware that there have been reports of flooding in other locations on the Masterplan site, including adjacent to the Castle at the west of the site, and also at the east of the site adjacent to the southern corner of Limeworth. This area is within the BG R – 08 designation, which is identified for Housing. The area near the castle is near BG –R-12, also designated for residential. This is a concern, and it is important Houses are not put at risk by reason of being in flood prone areas.
Carrigaline Similar sentiments as stated regarding Ballincollig apply in many respects to Carrigaline, having sustained considerable growth and remained a vibrant cohesive community. In the coming years
Carrigaline is likely to be one of the main sources of population growth in the district in the coming years, and that this is likely to be focused primarily on the Shannonpark Masterplan area. Therefore, we think it is appropriate to reemphasis many of the points we made in our submission to the Shannonpark Masterplan. There is clearly a pent up demand for Housing in Carrigaline that must be address. We believe that the Housing Plan would make a big difference to the demand for Housing in the locality, and in particular, Social Housing which would be a part of it. However, the key infrastructure must be delivered before any large amounts of Houses are put in. We need the Lower Harbour Sewerage Scheme urgently, and need to see the delivery of the n28 and the upgrade of the Rock Road before the bulk of houses are delivered. The M28 is the most crucial aspect of this, and I do not believe that Phase two of the Shannonpark Plan, which would involve development of 200-750 Houses, can proceed until this is delivered, and it is my view that it should not. The pressure that would be put on the Shannonpark Roundabout, with the knock on for Carrs Hill and the village itself, would be far too great, leading to enormous tailbacks. The alleviation of Traffic Problems in Town generally is key and while the largest part of this development is happening on the North rather than the West of the Town, clearly the delivery of the Western Relief Road is crucial to the traffic issues in the town (already substantial) and we believe that this should be delivered in tandem with Phase two and at the very latest before Phase 3 becomes a reality. Other aspects of the CATS report, clearly need to be borne in mind, and whatever possibility of the additional relief roads, if they can be done in Tandem with the development of the site should be grasped. The redevelopment of the Rock Road is also essential, because this road will take on a greater level of importance following development at Shannonpark, and it is crucial that this happens before phase 2, as outlined in the Document. We believe that it also needs to be made more pedestrian friendly in terms of footpaths and public lighting. Proper Traffic Management within the Shannonpark Development is also absolutely essential and the best principles of traffic management should be followed, and that the traffic within the area is reviewed on an ongoing basis. Public Transport is central to the town being an attractive place to live and to reducing traffic. Currently few in Carrigaline travel to their employment primarily via public Transport. There have been some improvements to the 220 recently however more is needed. The proposal of a Park and Ride has been made previously. This would be welcome. However it may be necessary to explore other creative solutions. Perhaps in the longer run some form of Tram or light rail should be considered, as while traffic remains considerable, the bus does not appear any more attractive to residents than cars – this would have to be part of an overall strategy of Transport Development for Cork Metropolitan Area, but it is at least worthy of consideration. In addition, we note that if the town continues to develop east, as is indicated from the Shannonpark plan and the SLR, that there could yet be traffic pressures to the east of the town. That being the case, perhaps consideration will have to be given to an Eastern Relief Road also to ensure the free flow of traffic through the town.
As regards, Wastewater Treatment Facilities It is a dreadful state of affairs that currently 49,000PE (population equivalent) of raw sewage is pumped in to Cork Harbour, and has a significant impact on the Harbour, and the environment generally. It is hugely crucial that this can advance as soon as possible, and this should be delivered before Phase 1 proceeds. We are aware progress is ongoing however I want to emphasise that It is absolutely essential, and failure to deliver this first will have grave consequences for the Environment. We also want to again, make the suggestion of putting in place a Cultural Centre of some form in the town. Carrigaline is a town which has grown rapidly in recent years with a population of 14,775 as of the 2011 Census, and likely to have grown substantially since then with the opening of some new Estates, and natural growth. If the development proposed with the Shannonpark Masterplan proceeds, naturally the population will increase further, by a considerable metric. Ensuring a vibrant and cohesive community is crucial, particularly after the current burst of growth in population slows. Ensuring high quality leisure and Community Facilities is essential to ensuring that. Much progress has been made in recent years in this regard, including the new Youth Centre, generously supported by the Lions Club, and an excellent Library facility, however, much remains to be done. In particular, there would, we believe, be a value in considering the development of an arts centre or cultural space in the town. Many, perhaps most, comparable towns in Ireland, for example Greystones, Mullingar, Arklow, and Clonmel and so on, have such facilities, as well as numerous towns in Cork somewhat smaller than Carrigaline, such as Skibbereen, Cobh, Youghal, and Macroom. There is no dedicated public space in Carrigaline for the Arts, and it is more than time that it should be considered. Given the strong competition for commercial space in Carrigaline, it cannot be expected that such a facility would be provided exclusively by the Private Sector in the medium term. This would naturally serve not only Carrigaline, but also the wider Carrigdhoun area, including Ballygarvan, Ballinhassig, Tracton, Crosshaven, Minane Bridge, Passage West, Monkstown, Raffeen. Shanbally, Ringaskiddy, Belgooly, Riverstick, and as far as Kinsale, serving a substantial population. There is currently no comparable facility in the Metropolitan area of County Cork. We believe that planners should consider this gap, and consult with the Arts Community in the town, as well as the community as a whole, on this idea. It has tremendous potential to be a significant asset to the town, and which can truly develop the community life in the town, which will be of crucial importance as the town grows, and new people move in to the town. Likewise, the provision of adequate play facilities in the town is crucial, and the proposed inclusion of numerous small play areas and parks is included in the Masterplan documetn, as well as the Linear/Local Park of a larger scale, but we wish to emphasise that they are indispensable, in order to serve the population base likely to exist, and must be of a good scale and a high quality. Facilities for older children, such as a MUGA or Astroturf should also be considered, we believe for parks within the town as a whole. In addition the provision of a small community centre or hall should also be considered for the Shannonpark area, complementing facilities elsewhere in the Town, and perhaps along the lines of facilities such as in Tuairin Glas, in Ballincollig. As regards Heritage, it is important that Ballyhemiken Bridge should be preserved in any redevelopment of the Rock Road. Finally, while it is in fact located in the Bandon Kinsale District, we wish to take the opportunity once again to encourage Cork County Council to deliver footpaths and lighting on the Ferney Road, this is
a road which is heavily trafficked, and leads to a location on which three schools will be located, and it is not safe really for Children to walk, this must be delivered.
Ringaskiddy/Shanbally While relatively small in population, the closely linked villages of Ringaskiddy and Shanbally have a very significant footprint and impact on the District and on Cork as a whole, due to the enormous, concentration of Pharmaceuticals in the location as well as IMERC, and the NMCI, making it a centre of high end Industry and of new age research, of international significance. This is important and we support this. However, it is essential that whatever further developments take place that this happens in consultation and cooperation with Local Residents who have too often been kept in the dark by both industrial and state bodies. It is also essential that Cork County Council with regard not only to this Locality, but to other districts such as Passage and Cobh, begin to consider the changing nature of the Harbour. Cork Harbour is one of the most significant assets we in Cork have, and it has seen significant developments in recent years, and there is considerable potential for future positive developments and growth. As well as NMCI, and IMERC, there Beaufort, and the Wave Energy Research Lab and many other facilities. There are three masterplans in the immediate vicinity. In addition Leisure. Cork Harbour is seen by some as a heavy industrial location, and it is true that industry is a key factor in the location, but it is not the heavy dirty industry that once dominated the area. And more and more a cleaner harbour is paving the way for leisure use of our waters. We want to see the day when there is significant maritime traffic, of all sorts of differing sizes of craft, travelling from Camden to Spike to Passage to Blackrock to Cork, and being able to stop at all the piers and marinas available. Given the history in the Harbour and it’s beauty, this has great potential, and a huge economic byproducts for the towns and villages that make up the Harbour. All of these developments, are part of the reorientation of Cork Harbour. Its heavy industrial era is passing, and a new future is opening up, that is potentially kinder to the local community, and the Local environment. We note that in the context of potential further development, as well as plans for an incinerator, though a decision on that is likely to be taken before this submission is consider. We must in any event develop a strategy which is focused on the future of Cork Harbour as a location not only for High end industry but also for world class research, particularly marine research and on Leisure. We also want to emphasise the need to ensure that the Lower Harbour National School is given a new school. This school is vital to the Locality, and in keeping the community close knit. Cork County Council must ensure this happens.
On a related note, the current proposed route of the M28 goes over the site which was bought and earmarked for a school. While this is not the only objection (the manner in which such a route cuts off part of Ringaskiddy Village is also wrong) it is a very significant one. We would urge Cork County Council to ensure that the route of what is a very important road, and a road we are keen to see delivered, is done via a route that best respects the village and facilitates a new school.
Passage-West Monkstown The Passage West and Monkstown area is a locality that has also seen considerable growth in recent times, while maintaining a distinctive character and heritage which is greatly valued locally. It is a town with a great deal of unrealised potential also, and particularly centred on the Dock Site, and on the Old Convent Site, there is a great deal of potential to revitalise the centre of Passage West. This is correctly considered a potential focus of regeneration and we fully support that. With investment by the Local Authority, aggressive action against dereliction and good planning, the town has huge potential to thrive – given how near it is to Cork City, and it’s links to the water, as well as it’s heritage. However, any regeneration must allow the town to maintain it’s heritage, it is after all a town with remarkable history. In that context we fully support a Non Statutory Planning Brief, and further than that we propose a full Regeneration plan, including a committee to be set up with Local Residents, to ensure the best possible use of any potential available land is made, and that the developments are in line with what the town needs. The potential of the river for leisure and transport, and in how it is a central feature of the town, should not be underestimated. We recommend a feasility study to be carried out of whether boating trips along the harbour, and up to Cork City, would be of value whether for tourism, whether for linking in with the Cobh Cruise trade, or whether for transport of locals. Regarding the use of the water, point 3.6.40 references containers, we would recommend that alternative storage facilities for Boat Users are provided in advance of removal, many of these Boat Users are long established and are among those who have worked for enhancing the waterfront which should be recognised. The Marina, is a superb addition to the town, and has great potential to attract people in to Passage West, and ensuring maximum use of the river. On that matter, we wish to advocate that a public toilet and shower facility be provided in the town and adjacent to the Marina. This would add to the amenity of the Marina, and make using the Marina easier and more attractive. This is a matter in which Local Residents have, so far as we are aware, offered Assistance already We welcome point 3.6.73, which recognise the need for transport links to Carrigaline and Ringaskiddy, which are important for a whole variety of services, and we would encourage Bus Eireann to deliver such services as these. The provision of Green space will be important in the further development of the town. The parks in the middle of the town are an excellent amenity, however, further in from the town, there may be a need for more, and we understand that there may also be constraints for playing pitches, which is a matter which could be dealt with. There are green spaces proposed for behind Glenbrook, which is welcome, this is a matter which deserves attention.
Similarly in terms of facilities, we believe that the old town hall has a great deal of potential, as a community facility and we encourage Cork County Council to work with Local Residents and the Parish to ensure it is put to good and maximised use, and restored and renovated if required, it is a building of great heritage value. Likewise, it is important that any development in Monkstown respects the distinctive character of that village, and ensures that the heritage in the locality is retained, and any development is proportionate. The issue of the flooding of the Glen has also been an issue for many years, a matter discussed at Council at great length and requires a resolution, and we would recommend that reference be made for the need to work with Irish Water to deliver a flood relief project. We also would emphasise the value of extending walkways and routes from Passage and Monkstown to Raffeen and on to Shanbally it would add to the amenity of the railway line walk from Rochestown.