Unite against Ayrfield Development (Belmayne)

We contend that the proposed planning application should be rejected by the members of Dublin City Council for the followings reasons:

1. Movement and Transport
   
   The proposal to provide 119 parking places for 150 residential units is not only wholly inadequate by any objective measure, it is also in clear contravention of Section 16 of the Dublin City Development Plan 2016-2022 which requires 1.5 car parking spaces per unit.

   Development of the proposed Ayrfield site in advance of the provision of connectivity to Clongriffin Dart station, through Priory Hall, and the provision of the C-Ring distributor road is in contravention of the LAP.

   In particular, in relation to the C-Ring road which will by-pass the intolerably congested Northern Cross junction, the LAP requires the completion and opening of this infrastructure to accommodate traffic growth before the development of the Ayrfield site.
   

2. Lack of Amenities
   
   The lack of amenities in Belmayne is manifest, placing an unacceptable burden on Belmayne residents and is undermining efforts to create a sustainable community. This situation is exacerbated by the 60 km/h speed limit which segregates Belmayne from the amenities in Northern Cross. Further residential development, especially social housing, whose tenants are more dependent on local amenities, should not be permitted until the lack of amenities is addressed and the long promised town centre is delivered.
   
3. Social and Affordable Housing Provision
   
   Currently at least 39% of the units in Belmayne are in use for social housing. The current proposal will raise this to 46.5%. This is a clear breach of the original planning application for Belmayne (Planning Ref: 4315/03 as extended under Planning Ref: 4315/03/x1) made provision for 10% social within the overall Belmayne development.

   The concentration of social housing in one location instead of pepper spotting it throughout the development is also in contravention of the original planning application.

   Furthermore, the proposed Ayrfield development contravenes the objective of the LAP to create sustainable, inclusive communities.
   

4. Height of Proposed Development
   
   The LAP clearly sets out that the height of any proposed development on the Airfield site should be three storeys, with four storey development permitted on street corners and for the section of the Ayrfield site which adjoins the Malahide Road. The current proposal for Ayrfield represents a clear departure from the original planning application and from the LAP. Such a departure should not be permitted.
   
5. Residential Densities and Land Use within the Development
   
   The proposal to develop the Ayrfield site for residential use only is a clear breach of the LAP which identifies the area adjoining the Malahide road as being suitable for Retail / Leisure development. Failure to develop such amenities at this location undermines the vision of the LAP to create a sustainable and vibrant community and further heightens residents’ fears that the long promised Belmayne Town Centre will not be delivered upon.
   The LAP and the original planning application clearly intends for the eastern part of the Ayrfield site adjoining Churchwell Avenue to be developed as housing. The proposal for apartments represents an increase in residential density in this part of the development and a change in the proposed residential character to Churchwell Avenue.
   
6. Phasing of Development
   
   The proposal to develop Ayrfield contravenes the phasing objectives for the Belmayne development lands, as set out in the Local Area Plan (LAP). Consequently, any proposal to advance development at this site is premature.
   
7. Architectural Design
   
   The proposed development is of poor architectural standard and not in keeping with the rest of Belmayne. The proposal to create a different architectural style, which differs significantly from the rest of the development, will result in an area of the development which will be readily identifiable a social housing leading to stigmatisation and segregation.
   

In conclusion, we contend that the proposed Ayrfield development does not provide for the proper planning and sustainable development of Belmayne and surrounding areas. Furthermore, it is manifestly not in accordance with the policies and objectives of either the Dublin City Development Plan 2016-2022 and the Clongriffin – Belmayne Local Area Plan 2012 – 2018 (LAP). This is a breach of the environmental contract between the planning authority, the Council and the community.

The part 8 planning application should be rejected by the members of Dublin City Council.