'Infrastructure before Development'
Submission to Consultation on Shannonpark Framework Masterplan. Cllrs Donnchadh Ă“ Laoghaire & Michael Frick Murphy 20-07-2015
Submission to Consultation on Shannonpark Framework Masterplan. Overview The proposed Housing Plan for Shannonpark has created a good deal of discussion and interest. There is clearly a pent up demand for Housing in Carrigaline that must be address. I 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. The proposed Park and Ride, small parks and playground and new School, also have tremendous potential benefits for the locality. 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. I am also of the view that the signalisation of Shannonpark Roundabout needs to be separated out from the Masterplan. We must also insure that the facilities are put in place to ensure the sustainable and cohesive development of the Community, and that it is a pleasant, and positive place to live. Transport & Traffic The handling of issues relating to Transport and Traffic are among the most crucial in the Masterplan, and will be the metric by which many people judge whether Carrigaline is capable of managing the additional population. Therefore, I wish to state my view that the key infrastructure has to be delivered before the bulk of the Housing is put in. The n28 is the most crucial aspect of this, and I do not believe that Phase two, 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. Reference is made to Shannonpark Roundabout and it's redevelopment. Though there may be potential for improvements on Shannonpark it is crucial that the development of this state of this site is not tied to the signalisation of Shannonpark Roundabout. This is an issue which has proved controversial in the past, and has provoked considerable opposition among residents. The fate of the Masterplan and it's important role for Carrigaline must not be held back by controversy over the roundabout, and I urge planners not to make signalisation a precondition for development. The alleviation of Traffic Problems in Town generally is key and while 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 I 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. I 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. Local Labour When construction such as this is initiated, it is essential that Local Economy benefits, and the Local Labour would have a key role in . I recommend that the developer must be encouraged, by whatever mechanism, to ensure an adequate amount of Local employment. Minimisation of disruption and other positive behaviours in construction should also be rewarded, and mechanisms to this end should be explored, whether in tendering or otherwise. Public Transport Currently few in Carrigaline travel to their employment primarily via public Transport. The Document rightly references Modal Shift, however, this is a far from simple objective to bring about, The proposal of a Park and Ride scheme is positive and to be encouraged, and I hope it will be grasped. However it may be necessary to explore other creative solutions. Perhaps in the longer run some form of Tram 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. On that matter, I note the references in section 3.2.4 of the main document to 'near existing and proposed rail stations.' There appears to be no other reference to Rail Stations in the Document, and so far as I can see it is not anticipated that Rail is not currently anticipated. I wish to seek clarification if this might be an error. 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. It is absolutely essential, and failure to deliver this first will have grave consequences for the Environment. Cultural Centre 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, I 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. The Development of a Masterplan is an opportunity to give serious consideration to the sustainable and positive development of Carrigaline, and this is the key opportunity to identify gaps in the Towns infrastructure and facilities. Indeed reference is made to the need for Cultural Facilities in Point 3.10.1 of the main document. I 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. Leisure Community, and Recreation facilities. Likewise, the provision of adequate play facilities in the Masterplan area is crucial, and the proposed inclusion of numerous small play areas and parks is included, as well as the Linear/Local Park of a larger scale, but I 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 I believe within one of these parks In addition the provision of a small community centre or hall should also be considered, complementing facilities elsewhere in the Town, and perhaps along the lines of facilities such as in Tuairin Glas, in Ballincollig. Broadband It is essential, given the population base, and the key role of the information Technology sector in Cork, and with many doing work from Home, that quality fixed line broadband is guaranteed, and indeed that it be brought up to Fibre at the soonest possible opportunity. Avoidance of Flooding I welcome the fact that the potential floodplain, the area at risk of flooding is to be a passive & active open space rather than built upon. I think that is crucially important, and we must ensure the risk to Residential or Commercial Development is at an absolute minimum, and I hope all reports on flood risk are followed. Housing Design & Social Housing The Document indicates that Part V will be used to deliver Social Housing. I do not believe, either generally, or locally, that we can depend on Part Vs alone to deliver Housing need, providing 10% on the basis of the most recent legislation. We should not restrict ourselves to
that, particularly as 10% is a reduction on previous requirements. The Council, in light of the huge social Housing need in the area should seek to provide more than that, perhaps in the area of 15%. Such Social Housing should follow good principles of housing policy, should be Housing of a good Quality, and well integrated. I would also note that there is clearly a current lack of 2 bed units in the Council's stock locally, and this needs to be considered. Many of the applicants are single applicants. More generally, best practice in Housing appearance, design and safety standards, including, as noted, Guidelines on Sustainable Residental Development in Urban Areas 2008 Urban Design Manual, Design Guide for Residential Estate Development 2011, Design Manual for Urban Roads and Streets. This should also apply to building standards, structural soundness, and how the Houses will last as well as appearance. Adequate Green spaces are key also. I also welcome the fact that the document references the need for ensuring that the needs of older people are provided for in terms of Housing, and this again should be a consideration with what Social Housing is provided. Road and Street Names A relatively minor issue in some respects but worthy of consideration. Too often names of new Estates Roads and Parks are generic and meaningless, and could be from anywhere in the English Speaking world. For example, there is little point calling an Estate 'Elm View', if there has never been a Elm on the site. This should be discouraged, and thought should be put in to the naming of parks and Estates. There should be some connection with the locality or heritage of the Locality. That may be Watercourses and Streams connected with the area, Townland Names, well known persons with a connection to the area, or even the wider Carrigdhoun area, and so on. Names in Irish should also be consider preferred. Heritage While a relatively undeveloped area, what aspects of Heritage are connected to the area should be protected. In particular, the Fulacht Fia on site, and in whatever way this can be enhance by it's surroundings, and the Ballyhemiken Bridge should be preserved in any redevelopment of the Rock Road. Neighbourhood Centre. I agree with the general sense of the Neighbourhood Centre, and Carrigaline is currently well served already by major shopping outlets, however smaller conveniezce stores and other units are necessary, but it is crucial that it is attractive in appearance, gives the sense of being at the heart of the community, and fits it well with its surroundings. If it is possible to encourage a childcare centre for the locality that should be pursued.
Le meas, Cllr Donnchadh Ă“ Laoghaire Cllr Michael Frick Murphy