Variation (No. 10)
of the
Dublin City Development Plan
2011-2017
The Statutory Display of this Variation (No. 10)
to the Dublin City Development Plan 2011-2017
was on view to the public from
nd
2 May 2013 to 30th May 2013 inclusive
Monday to Friday
between the hours of 9.30 a.m. and 4.30 p.m. at the
Dublin City Council
Civic Offices,
Ground Floor, Block 4,
Wood Quay,
Dublin 8.
________________________________________
VARIATION (NO. 10) OF THE DUBLIN CITY
DEVELOPMENT PLAN 2011 – 2017
RE:
Variation of Dublin City Development Plan 2011-2017:
To part of the former CIE site at Carnlough Road, Cabra, Dublin 7
1.0
PROPOSAL
The Dublin City Development Plan 2011-2017 is varied by changing the zoning to
part of the former CIE site at Carnlough Road, Cabra, Dublin 7:
From:
Zoning Objective Z1 – To protect, improve and provide residential
amenities.
To:
Zoning Objective Z3 – To provide for and improve neighbourhood
facilities
The variation area is defined on the attached map
1.1
SITE LOCATION AND DESCRIPTION
The subject site is part of a larger landholding of 3.7 hectares previously used by the
CIE as a cattle station and cement depot. The site is adjoined to the west by two
storey terraced housing blocks fronting onto Carnlough Road and by a main railway
line and associated redundant areas to the east. A modern 5 storey apartment and
long established housing estates are located further east of the railway tracks.
Fassaugh Avenue, which consists mainly of 2 storey terraced housing and some
local services, is located to the north and the site has frontage of almost 35 metres
onto Carnlough Road. The main entrance to the site is currently via the Cabra Road
near the junction with Carnlough Road
1.2
PURPOSE OF THE PROPOSED VARIATION
The Planning Authority considered that it was appropriate to change the zoning of the
subject lands from Z1 (Sustainable Residential Neighbourhood) to Z3
(Neighbourhood Centre), for a number of reasons.
The subject site is located In Cabra - an established residential neighbourhood.
Within the Cabra neighbourhood there are a number of shopping parades, mainly
zoned Z3 Neighbourhood Centre, located along Fassaugh Ave and smaller centres
are located on Quarry Rd, Cabra Rd and Fassaugh Rd. The closest Z4 District
Centre to the subject site is the Maples Centre located along the southern side of the
Navan Rd. The centre contains an anchor Tesco store (1,993sqm net retail area)
selling food and comparison goods and the adjoining parade of shops contains a
Spar and a number of other small retail units. There is also a motor sales outlet and a
library at this location. In the wider catchment area there is a Tesco supermarket
(1500sqm) at the Park Shopping Centre to the south of the North Circular Rd and
another Tesco (1380sqm) within the Phibsborough Shopping Centre.
The retail report, submitted by the stakeholders, suggests that the Cabra area is
significantly underprovided for in terms of variety of neighbourhood retail uses and
that a discount store/supermarket would promote competition and provide a greater
range of convenience retailing in the locality. This is supported by development plan
policy to promote and facilitate competition and innovation in the retail and other
services sector to the benefit of competitiveness and the consumer. The sequential
test prescribes that new retail development takes place as close to possible to the
centre of district centres. The submitted retail report states that the scope for retail
expansion at the existing district centre (or existing neighbourhood centres) is limited.
The key retail tests such as justifying need, impact, sequential approach and
appropriate scale will require to be demonstrated as part of any future planning
application for a discount convenience store on the subject site. The pertinent
consideration, in terms of the current proposal to vary the zoning, is whether the
location of such development could compromise the optimal redevelopment of the
overall lands. On balance it is considered that, with careful development
management, the rezoning may facilitate a viable proposal to kick start the
successful regeneration of the overall brownfield.
2.0
STRATEGIC ENVIRONMENTAL APPRAISAL
The Planning Authority determined, using the screening criteria set out in Schedule
2A Planning and Development Regulations 2001-2004, the DoEHLG SEA Guidelines
and Annex 2 of Directive 2001/42/EC, that a Strategic Environmental Assessment is
not required for the proposed variation to the Dublin City Development 2011-2017.
2.1
APPROPRIATE ASSESSMENT SCREENING
An Appropriate Assessment Screening was undertaken of the proposed variation of
the Dublin City Development Plan, in accordance with the requirements of Article
6(3) of the EU Habitats Directive (92/43/EEC). The proposed variation is not
predicted to have a likely impact on the key features or the conservation function of
any Natura 200 sites.
3.0
RECOMMENDATION
It was recommended that the variation procedure be initiated for a change of use
zoning from Z1 to Z3
4.0
WRITTEN SUBMISSIONS OR OBSERVATIONS
Written submissions or observations with regard to the proposed Draft Variation
made to the Planning Department within the said period were taken into
consideration before making the variation.