Category Archives: News

Meeting notes, Minutes meetings, News, Ringaskiddy Incinerators

Full Council discussion on the Chief Executive’s Report into the Indaver Ireland Strategic Infrastructure application, 11th April 2016

Planning & Development (Strategic Infrastructure) Act, 2006:
 SID Application – Waste to Energy Facility at Ringaskiddy, Co. Cork.

CE: Within 10 weeks of the planning application, the local authority will submit a report to the Board.   The purpose of the report is to set out the impact of the proposal on the proper planning and sustainable development of the area.

The Members may by resolution attach recommendations to the report of the local authority.

The report, including any resolution of Council, must be submitted to and received by the Board by Wednesday 13th April. The oral hearing is to commence on 19th April.

My report sets out our assessment in detail. It includes the technical reports provided by people within the organisation.

The planning report sets out the relevant planning issues and Cork County Council’s assessment of these. It specifically mentions ZU3-7, which says that waste to energy is appropriate in industrial areas designated as Strategic Employment Areas.

The report concludes that the proposed development is acceptable in principle.

The Chief Executive goes through the conclusion section of the report.

The report is technically for the information of Members.

Information pertaining to the development has been on public display since the planning application was lodged.

News

Letters to CEO of NAMA and acting government Ministers relating to the Royal Victoria Dockyard, Passage West

The following are letters I drafted on behalf of the elected members of the Municipal District in relation to the proposed sale of the Royal Victoria Dockyard, Passage West.  The future of this dockyard is critical to the future of Passage West as a town.  The elected members support my devastation that NAMA proposes to sell it for continued dock use at a €21 million loss to the taxpayer.

Letter to NAMA, 29-03-2016

Covering letter to Michael Noonan, 29-03-2016

Covering letter to Brendan Howlin, 29-03-2016

I am also posting a copy of a letter I sent to the Chief Executive of Cork County Council, enclosing all the Facebook comments posted on my page in relation to the dockyard.  I hoped that this would help to illustrate to him the depth of feeling in Passage West about the future of the dockyard.

Local area, Meeting notes, Minutes meetings, News

Notes from the March meeting of the Ballincollig-Carrigaline Muncipal District (21-03-2016)

1.  Confirmation of Minutes
To consider the confirmation and signing of the Minutes of the Ordinary Meeting held on 15th February 2016.

Matters Arising:

Cllr D’Alton (Ind): The MDO said that he would seek further information on the taking in charge of Pembroke Wood. Wondering has that been done?
Is there any update on the sale of the convent in Passage West?
We spoke about the grasscutting in Pinecroft two meetings ago. Wondering when this will be done?
At the last meeting, the Area Office committed to sign cleaning. When will this be starting?
The one way system proposed for Fairy Hill/Chapel Hill in Monkstown – when will this be advertised and could we be notified when it is please?
Cllr Forde proposed in a motion that TII would come before our Municipal; District as they did before the City Councillors to give an update on the Demand Management Study for the N40. We agreed to write and request this update. Any response?
Finally, when will the public consultation on the casual trading bye-laws begin and could we please be notified of same?

Area Engineer: Is looking at the rotas for grasscutting now. Hopes to start it within the next month.
The sign cleaning has begun. It started with Carrigaline and is continuing on to Douglas this week. So it is underway. We are prioritising urban centres and will then catch up on the areas in between.
The recommendation for the advertising/public consultation on the proposed one-way system in Monkstown is currently being done.

South Cork Manager: The causal trading bye-laws have not been advertised yet but he will confirm when they are.

MDO: No response from the solicitors on the taking in charge of Pembroke Wood.
There have been preplanning discussions in relation to the content of a planning application for the convent but no planning application has been submitted yet.
We wrote to TII but got no response.

Chair: Suggests we write to TII again asking them to attend.

Cllr McGrath (FF) reminds that we want a report on the dog fouling bins. We need consistency on this. There should at least be consistency on dedicated walkways.

2.  Consideration of Reports and Recommendations

Municipal District Programme of Works 2016

Speed Limit Review
Programme of works report will be discussed at the April meeting.

Speed limit review:
Report – Speed Limit Changes Requests.xls

The report circulated is primarily for information purposes. If there are any other areas for inclusion, submit them as quickly as possible. The process is that the gardaí have to be consulted, then it will go to public consultation and then it reverts to the Council.

Everything that is passed forms part of the Road Traffic Bye Laws.

Cllr D’Alton (Ind): The speed limit request for the R610 approaching Harbour Heights – could that be incorporated into traffic calming around the entrance to Roberts Bridge as I had requested some months ago?

AE: Yes, that would be the intention.

3.  General Municipal Allocation/Town Development Fund

2016 Allocations – Circulated.  (Published below on this website.)

4.  Chun na Ruin so leanas ón gComhairleoir a mheas:

To consider the following Notice of Motion in the name of:

 Cllr. D Forde:
1.  “Residents in West Avenue Parkgate request the engineer to reinstate the surface of the road and footpaths in the estate where there are large potholes. It is requested works carried out by a utility company where it is claimed reinstatements are very poor. Parking for wheelchair users was not reinstated also.”

 AE: West Avenue is on the roads programme. Most of the areas that are very badly damaged with potholes will be dealt with. The ESB were in there last year. Most of the works were on the green. They wouldn’t have been able to do full reinstatement because of the weather. We will be ensuring that they do it now. Wasn’t aware of the wheelchair place issue.

 

 Cllr. D O’Donnabhain:
1.  “That this Municipal District would carry out a review of parking arrangements at the western car park of the Regional Park. Such a review should examine the adequacy of parking for wheelchair accessible and those with disabled parking permits and also the adequacy of signage indicating additional parking at the Allotments car park.”

Chair (Cllr O’Donnabhain (FF)): Cars were parking in the disabled spaces or in such a way that easy access to them was prohibited. The car park in the allotments would be no more than one third fall but the other one is bursting at the seams.

MDO: The Regional Park is suffering from its own success. It is very difficult. People don’t listen to the staff there. There’s a central area that’s lined off and they can try to do more lining but people tend to park nilly willy.

Cllr Canty (FG): Understands this frustration. We relined the car park and did everything possible but it is still very difficult.

Cllr Forde (FG): Can cars not abiding by the parking rules not be ticketed?

MDO: Thinks staff might have done this on some cars but that is not easy either. We are staff restricted. It is mostly gardening staff there. It’s just a pity people can’t behave decently. The car park is too small. People prefer to use this one and even though it was expanded by 30 – 40 places last year, it still cannot cope. Maybe when the toilets go into the Inishmore car park, it will become more popular.

Cllr O’Donnabhain (FF): The western car park is at its physical limits. You could only expand it further by spending lots of money and that would not be in its interest. Its overflowing is now causing problems on the public road. If we could use signage to encourage people to use the Inishmore car park, it might help.

Cllr Canty (FG): We have 3 car parks serving the Regional Park, not two. We just need to educate people. We’re tarmacking one strip of path through the woods.

2.  “That this Municipal District welcomes the announcement of a public toilet for the Regional Park at the Allotments car park. In welcoming the decision this Municipal District calls for during the months of May to September for the provision of temporary ‘portaloo’s’ at a secure location at or near the Western car park.”

MDO: Costs of doing this are outlined in the response to the motion. We just don’t have this sort of money.

Cllr. S McGrath:
1.  “To ask the Engineer to investigate possible measures to slow traffic in the vicinity of the Educate Together Primary Schools Carrigaline.”

 Cllr McGrath (FF): Put this motion on the agenda after receiving contact from the school. The school regularly gets complaints from parents. Knows there are roadworks around in the vicinity but also cars go very quickly there. Looking for some form of traffic calming – strips, signage, etc.

AE: We haven’t received a single complaint to the Area Office. We have in relation to the Ferney Road but not in relation to the Relief Road. There are footpaths on the Relief Road and there is a controlled crossing. It is not suitable for anything other than extra signs. There are signs indicating that there is a school there. What we can do is limited. Is genuinely surprised that we haven’t got any complaints.

Cllr McGrath (FF): Will ask the principal to send an email with more details directly to yourself.

2.  “To ask the Engineer to consider a yellow junction box at the entrance to Clifton, Grange.”

 AE: We will be looking at road markings in the vicinity of the Clifton junction. Every estate wants the yellow box at their junction. We all have this problem and it is not the overall solution. Grange Road is an extremely busy road. Understood the complaint was that the speed on the road was making it difficult to get out. A yellow box will do nothing for that. We want to see if we can assist from a visibility point of view.

3.  “To ask the Engineer to examine the problem of subsidence on the roads in Dunvale Estate, specifically Dunvale Lawn.”

Cllr McGrath (FF): The road is collapsing in places.

(I lost the thread of the conversation here!)

Cllr. M D’Alton:
1.  “That the Ballincollig-Carrigaline Municipal District deeply regrets the sale of the Royal Victoria Dockyard, Passage West by NAMA for a dock-related purpose. Equally, that the members of the Ballincollig-Carrigaline Municipal District deeply regret that Cork County Council did not pursue purchase of the Dockyard with a view to returning it to public use.”

Cllr D’Alton (Ind): I brought this motion to the Chamber to do just what it says. To try to express how devastated I am and the Passage West community is that the Passage West dockyard has been sold for what we believe is continued dock use. When it was put up for sale, I asked could I put a motion on the full Council agenda, requesting that Cork County Council would purchase it. I was advised not to, because if word got out that the Council was interested in purchasing something, the price would go up. That made sense, so I withdrew the motion. But I gave a presentation to the CE, a presentation of photographs showing what the dockyard was, what it is now and what it could become. It is an amazing site on the foreshore and it offers wonderful opportunities, for heritage, for recreation. As it stands currently, its impact on the town is devastating. It is makes the town centre dark, narrow, it completely cuts it off from the sea and the activities carried on there are noisy and dusty.   I even contacted the European Commission to see whether funding would be available for its rehabilitation and redevelopment. The CE was gracious but having had discussions with management, decided that the price was too high. They felt that development on the site could be controlled by conditions attached to a planning permission. I continued to make contact with the receiver, trying to ascertain whether interest in the sale was for development or for dock-related purposes. But I could never get a straight answer. Now I am told by the auctioneer that the site is sale agreed. The receiver will not even return my phone calls. We wrote to NAMA, didn’t we? We told them how important this dockyard is to the town of Passage West. And I just want to put on public record how absolutely and utterly devastated I am that this once in a lifetime opportunity for a sale of this dockyard from one public body to another public body – an opportunity that will never come again in my time or yours – has been completely and utterly missed. It is just devastating for the town of Passage West. I cannot adequately express how devastating it is.

Cllr Murphy (SF): Supports what Cllr D’Alton has said. Thinks anything is good enough for Passage. No-one consults the residents.

Cllr McGrath (FF): Supports Cllr D’Alton’s sentiments in relation to the site. Very regrettable that the site was on the market and the opportunity is lost. The sale is not quite confirmed but almost. There was an opportunity there. Also raised the issue with the CE. The view was that the cost was prohibitive. But an opportunity like this doesn’t come along too often. There were various options in terms of the cultural history of Passage West, etc. It appears now that the opportunity is lost.

Cllr Harris (Ind): It is outrageous that NAMA and Cork County Council could not negotiate on the transfer of this asset. In reality, the state is going to lose a lot of money over it. There still might be time if it is not closed. With all the reps we have here, parties with Ministers in government, it is appalling that this could happen. Why couldn’t they have put pressure on NAMA?

Manager: The site was on the market. It was for sale by NAMA. The CE felt the sale was prohibitive and that would not have been the end of the expense. The zoning sets out what the Members of the previous Council felt would have been appropriate use for the site.

Cllr D’Alton (Ind): Thanks everyone for the support and particularly thanks Cllr Harris for what he has said. The site was sold to Howard Holdings for €25 million ten years ago. Now the asking price is €2.75 million. Relatively, it was not expensive. That’s a massive loss that the taxpayer is now carrying.

Cllr Harris (Ind): NAMA has a special responsibility. They have sold land to the GAA because it was viewed as longer-term value to the State that way. This is being penny wise and pound foolish. We lose a prime asset; the purchaser might sell it on in 5 years time for €20 million. This has been a disaster from a financial point of view.

Manager: The Council’s position is as set out. The views of the Members will be communicated to the CE.

Cllr McGrath (FF): NAMA would have to shift its value for the site for the CE to become interested. NAMA’s community benefit aspects have not been really tested. Suggests we get in contact with NAMA.

Manager: Members can make any decision they wish. The CE considered this and it is not going to change.

Cllr Harris (Ind): NAMA has been remiss in not selling to Cork County Council. You could pay €2.5 m over 20 years if the will is there to do it. They just don’t give a damn – get it off the books. This is for the next 50/100 years. The return to the exchequer has been totally mishandled. We should contact NAMA and the Minister and see could we exert political pressure. We talk about strategic plans for the harbour, etc. There we have it staring us in the face. The most strategic property available.

Cllr D’Alton (Ind): Cllr Harris is absolutely correct. Can we contact NAMA and ask that they do not sell this dockyard now? We would do better to have it in NAMA ownership so that it could at least be sold for development when the market lifts. It would give a better return to the exchequer too.

Manager: We don’t have a role in this. We would like to have a role but we don’t.

Cllr Harris (Ind): Can we take an injunction?

Manager: That isn’t open as an option. Acquisition of property is an executive function, not a reserved function. It supports strategic plans that the Members make.

Cllr McGrath (FF): Agrees with Cllr D’Alton wrt contacting NAMA. We can pass a resolution as a Municipal District. We also need to send our request to the Minister for Finance. Our only hope there is that it might make it accessible to the Council.

Cllr Murphy (SF): Thought we were writing to NAMA before about this site?

Manager: The County Council cannot write to NAMA interfering with a property sale in this way. It is totally outside our remit.

Cllr D’Alton (Ind): I understand that the CE and executive took a decision not to buy. I understand that NAMA has no remit to me, a public representative. But I as a public representative have a remit to my electorate. That is my job. And they are the people in Passage West who will have to live with this sale and have to pay for the cost being carried by the taxpayer.

Manager: If Members want to contact NAMA they will have to set out the wording carefully and be clear it does not reflect the opinion of the CE or the executive.

Agreed that Cllr D’Alton would word a letter to go to NAMA and circulate it to the other Members and to the executive for agreement.

Manager: Nothing will go without its being seen by the CE.

5.  Votes of Congratulations

 

6.  Any Other Business

 Cllr D’Alton (Ind): Car parking spaces in front of electric car charging points. Are these marked out by the County Council or by the ESB? There is need for one in front of the electric charging point in the Owenabue car park.
Also many of the locks on the litterbins in Passage West/Monkstown are broken so that the doors of the bins are swinging open onto the footpath. They have been broken for a long time and I have brought this up several times with the Area Office. I understand a simple replacement of the locks will not suffice; the bin itself must be replaced. Bringing it up here because there is no move on it.
When will we have the derelict sites report we were told in December would come to the MD meetings?
Where did the Litter Management Plan go? We were presented with a draft plan for this Municipal District in January 2015 but it still hasn’t gone to public consultation.
The old town signs at the entrance to Passage West, Rochestown and Raffeen have been stolen. It is very sad. The Passage West one was beautifully painted and we were very proud of it.

Manager: Hopes to have a derelict sites report at the April meeting.
The Litter Management Plan was to have been adopted at Municipal District level but it became clear that there was a need for a county-wide litter management plan with specific objectives at MD level. We’re going to look at it again. It will come to members at full Council level.

AE: Believes the marking of car parking spaces in front of the electric charging points is the responsibility of the ESB. Will speak to the ESB about the Owenabue car park.
Was not aware of the litterbins issue and will follow it up.
Is aware of the loss of the old town signs and the Area Office plans to replace them.

Cllr Desmond (FF): Would like an update please on public lighting in Lehenaghbeg?

AE: This is in the hands of the ESB. Spoke to them last week. They say they are still under pressure after the storms around Christmas time.

Cllr Harris (Ind): Bins in Douglas, especially outside Centra. Can we have more put in?

Cllr McGrath (FF): The N40 screening that was proposed was never done. Can we agree to write to the TII and enquire about it?
Work was recently completed at Cogan’s Corner. The drains in the vicinity haven’t been cleaned. If you could follow up? This work was done to a high standard and traffic management was quite good.
The community park was in a dreadful state on Saturday. Knows it isn’t easy but there is virtually no enforcement of the litter laws. If we don’t have boots on the ground we are going nowhere.
Footpath in part of Ringaskiddy. Priest’s Avenue – Ferryview side – there is no footpath on that side of the road. There is a pole standing there with no sign. Looks a little neglected. Has had a request for a footpath. Asks that AE the would look at it.

It was agreed that we would hold a special meeting on the last Friday in April (29th April) to talk about the Local Area Plan.

Local area, News

Ballincollig-Carrigaline Municipal Grant Allocations 2016

The following grant awards have been made under the Municipal Grants Scheme 2016 for groups in the Ballincollig-Carrigaline Municipal District .

Three groups (Ballincollig Tidy Towns, Douglas Tidy Towns and Passage West Tidy Towns) who applied for Amenity Grant funding for town signage are not included in this list.  They will be awarded the funding they requested, but because the proposed signage relates so strongly to town improvement, it will be granted from the Town Development Fund, not from the Municipal Grants scheme.

 

Amenity Fund

Applicant Grant amount

(€)
Eagle Valley Residents Association 750
Park Gate Residents Association 2,000
Douglas Young At Heart 600
The Heights Residents Association 600
Monkstown Bay Sailing Club 2,000
Douglas Boxing Club 1,000
Serendipity Garden Group, c/o Allotments Ballincollig Group 1,000
Ballinora Men’s Shed 2,500
Passage West Rowing Club 750
49th Ballincollig Scout Group 1,500
Ballincollig Rugby Football 2,000
Carrigaline Tidy Towns 1,000
College Corinthians AFC 2,000
74th Cork Frankfield-Grange Scout Group 600
Greenvalley Residents Association 750
Ashford Court Residents Association 750
Garryduff Sports Centre 2,000
Carrigaline Community First Responders 2,000
Pearse Celtic Football Club 750
Carrigaline Road Runners A.C. 1,000
Passage WEst and Monkstown First Responders 750
Carrigaline Union of Parishes 3,000
Ballinora Red Cross 1,000
Pembroke Wood Residents Association 1,500
Grangevale AFC 1,000
Beech Park Residents 1,000
Total 33,800

 

 Capital Fund

Applicant Grant amount

(€)
Douglas & St. Finbarre’s Scout Group 5,000
Carrigaline GAA 10,000
Douglas GAA 10,000
Monkstown Lawn Tennis & Croquet Club 15,000
Ballinora GAA 10,000
Passage West GAA 20,000
Togher Community Association 10,000
Shamrocks GAA 30,000
Carrigaline Community Centre 10,000
Total 120,000

 

Community Contract

Applicant Grant amount

(€)
Ballincollig Tidy Towns 13,000
Ballinora Tidy Towns 6,5000
Carrigaline Tidy Towns 17,000
Douglas Tidy Towns 5,000
Passage West Tidy Towns 5,000
Togher Community Association 9,500
Total 56,000

 

Local area, News, Personal Submissions

My submission to Indaver Ireland’s planning application to develop a contract incinerator at Ringaskiddy

Below you will find a link to my submission to An Bord Pleanála in relation to Indaver Ireland’s planning application to develop a 240,000 tonne contract incinerator to burn a combination of hazardous and non-hazardous waste in Ringaskiddy.

The proposed development was regarded as Strategic Infrastructural Development within the meaning of the Strategic Infrastructure Act 2006.  This is a piece of legislation the primary purpose of which is basically to fast-track major items of infrastructure through the planning process.  Any project that is determined to be strategic infrastructure applies for planning permission directly to An Bord Pleanála.

As many of you will know, this is the third time Indaver has applied to built a hazardous and non-hazardous contract incinerator on this site.  The previous two applications were in 2003 and 2008.  I have been involved in opposing this proposal from the outset and have, once again, made a submission to An Bord Pleanála against the proposed development:

My objection to An BP, 06-03-2016

News

Ballincollig-Carrigaline Municipal District Streetscape Paint Scheme

Ballincollig-Carrigaline Municipal District is offering a Streetscape Painting Scheme.  Under the Scheme, you will be assisted with the cost of painting the frontage of your business or house in a designated area.  For 2016, those areas are part of Main Street, Carrigaline and part of Main Street, Ballincollig.

The Scheme will offer either:
i. A grant of up to 50% of the cost of the work to each applicant who is successful in the application process, or
ii. A contribution to a maximum of €300.00 towards the cost of materials where it is proposed the tenant/owner will undertake the work themselves.

Closing date for applications is 14th April.  The following brochure provides full details: Painting Scheme Brochure.

Motions 2015, News

My motion to Full Council on air quality monitoring in Cork Harbour

“That the Environmental Protection Agency would set up a permanent air quality monitoring station at a representative location in Cork Harbour.  That this air quality monitoring station would be capable of measuring concentrations of all the parameters for which limit values in ambient air have been set by Directive 2008/50/EC, including particulate matter.  Cork Harbour is one of the most important industrial areas in Ireland, significant at a worldwide level within the pharmaceutical industry and a major port.  Although Cork Harbour and its immediate environs is home to 44,000 people and an employment hub for over 10,000 people, there is currently no ambient air monitoring in Cork Harbour.”

 

 Cllr D’Alton’s introduction to the motion:

There are two European directives, one dating from 2001 and the other from 2008, which are designed to look after the quality of the air we breathe. Every time we breathe we are in direct contact with the external environment. The lung, in fact, is really the only one of our organs that is in direct contact with the environment.

News, Personal Submissions

My submission to the Preliminary Consultation on the Local Area Plan

Cork County Council,
Floor 13,
County Hall,
Cork.

24th January, 2015.

RE: Preliminary Consultation on Ballincollig-Carrigaline Municipal District Local Area Plan

Dear Sir,

I welcome this Preliminary Consultation on the review of the Ballincollig-Carrigaline Municipal District Local Area Plan. I should be grateful if my comments would be given consideration when the first draft of the Local Area Plan is being drawn up.

Although I represent the Ballincollig-Carrigaline Municipal District, I live in Passage West. I spent the first 30 years of my life in Douglas. I have a child attending school in Carrigaline and regularly walk recreationally in Ringaskiddy. So as my particular familiarity is with the eastern/southern area of the Municipal District, my submission focuses on this area.

The development of both Ballincollig and Carrigaline as satellite towns of Cork City was a defined aim of Cork County Council in the 1970s. That strategy has worked and both towns are now the largest in the county. The concept of the Metropolitan town is well defined in Paragraph 3.3.1.1 of the Preliminary Consultation. Paragraph 3.1.1 identifies Ballincollig, Carrigaline and Passage West as being the three Main Towns in the Municipal District.

Although all three towns serve a similar function and the development of Ballincollig and Carrigaline was encouraged concurrently, there is woeful inequity between the quality of residential amenity and environment provided for in Ballincollig against that provided for in Carrigaline and Passage West. This difference is highlighted even by a comparison between the opening paragraphs of Sections 3.2 and 3.3. Paragraph 3.2.1.1 on Ballincollig describes the town as being “modern”, “well provided for in terms of schools, community facilities and amenities … enjoys excellent access to the national road network … an attractive and convenient residential and employment location”. By comparison, paragraph 3.3.1.1 on Carrigaline simply describes the strategic aims of large Metropolitan towns. Carrigaline and Passage West have simply not been serviced by community facilities, amenities, infrastructural capacity and integrated public transport as Ballincollig has. This Local Area Plan must be grabbed as an opportunity to set this inequity right for the 30,000 people living in the greater Carrigaline area.

Throughout my comments in this submission, I am mindful of the Guidelines for Planning Authorities on Sustainable Residential Development in Urban Areas produced by the Department of the Environment, Community & Local Government in 2009. They describe high quality residential areas as being those which:

  • Prioritise walking, cycling and public transport and minimise the need to use cars
  • Deliver a quality of life which residents and visitors are entitle to expect in terms of amenity, safety and convenience
  • Provide a good range of community and support facilities, where and when they are needed and that are easily accessible
  • Present an attractive, well-maintained appearance, with a distinct sense of place and a quality public realm that is easily maintained
  • Are easy to access for all and to find one’s way around
  • Promote the efficient use of land and of energy and minimise greenhouse gas emissions
  • Provide a mix of land uses to minimise transport demand
  • Promote social integration and provide accommodation for a diverse range of household types and age groups
  • Enhance and protect the green infrastructure and biodiversity
  • Enhance and protect the built heritage.

 

Passage West

  • Being sister towns, it is understandable that Passage West and Monkstown are always thrown into the same pot when it comes to planning. But the reality is, both are socially so far removed from one another that the coalescing of the two settlements does neither town any particular service.
  • Yet despite these assets, Passage West is a dark, narrow town where there is little employment, less commerce and much dereliction. It does not even begin to reflect Cork County Council’s strategic aims for large Metropolitan towns.
  • Passage West has many assets that are incontrovertibly valuable. It is beside Cork Harbour. It has magnificent architecture. It has a rich industrial and maritime heritage. These assets should make it one of the most desirable places to live in the county.
  • Passage West’s fortunes have always been related to the sea. In the 1700s, Passage West was the port of Cork. The channel from Passage West to the city was undredged and shallow, so ships moored off Passage West to discharge their cargo. The first quay in Cork Harbour was opened in Passage West in 1836. In the 1800s, Passage West was an industrial hive of shipbuilding of European importance. Since the decline of shipbuilding in the early twentieth century, Passage West has turned its back on the sea. If this town is to reinvent itself, it is most likely to succeed by once again being mindful of its age-old relationship with Cork Harbour.
  • So it is vital that particular emphasis is put in the Local Area Plan on:
    • creating visual and physical links between the town and the water
    • enhancing marine-related infrastructure
  • Too much emphasis was placed in the existing Local Area Plan on the Dockyard site. It is true that the future of the Dockyard site is critical to the future of Passage West, but there are several other brownfield sites in the town centre which are also extremely influential. The convent and convent school dominate the town and have been derelict for far too long. Steampacket Quay, once the heart of Passage West, is adjacent to Penny’s Dock and is an embarrassment at the end of the very popular Railway Line. The pocket of land at the end of Beach Road is, whilst small, predominant and influential. These key sites also deserve attention within the Local Area Plan.
  • To this end, it is helpful that the Preliminary Consultation proposes incorporating the convent within the town centre core. As the convent and its site have been recently purchased, I hope it is not too late for this inclusion to positively influence whatever development is proposed over the coming months.
  • I very strongly support the Paragraph 3.4.3.2 suggestion of a non-statutory planning brief for both the Dockyard and the convent. Together, both occupy a large portion of Strand Street. However my fear is that as the Dockyard is also for sale at present, the non-statutory planning brief will be delivered too late to be of any real benefit.
  • I also support very strongly the suggestions made in Paragraph 3.4.5.5 in relation to:
    • Providing greater connectivity between the town centre and the water
    • Developing an urban design/public realm strategy for the town centre
  • The Town Team concept as recommended by Retail Ireland (Retail Ireland Town Centres Policy Paper, 2012) would be tremendously beneficial to Passage West. The Town Team concept came from the UK. It would involve Cork County Council’s identifying Passage West as a pilot town where new partnerships between retailers, landlords, the local authority, representative groups, etc. would be formed to establish targets and achieve demonstrable improvements in town centre locations. With its paucity of commercial outlets, Passage West would be the ideal town to include in such a pilot.
  • In the absence of commercial outlets on the main street, many of the older on-street buildings have been converted into apartments. These have no dedicated parking. If there is to ever be enhancement of the streetscape within Passage West town centre, it is important to consider where off-street parking might be developed for the residents of these apartments.
  • Paragraph 3.4.3.2 describes Passage West as being a “commuter settlement with good access to the employment nodes of Ringaskiddy and Cork City”. This is not true. Roads may be provided, but the roads are intolerably congested. A journey to Cork City along the R610 in the morning can take up to an hour. Tailbacks in the am peak through Rochestown reach Hop Island and beyond. Poor drainage on the R610 past the Suez Pond coupled with the speed and volume of traffic makes this section of the road increasingly dangerous. I am aware of several families who have moved from Passage West to Cork City because they are simply no longer able to take the frustration of the morning’s commute.
  • Congestion on the R610 has not been mentioned anywhere in the Preliminary Consultation. It is no longer acceptable to brush over this legacy of overdevelopment of lands all dependent on a single linear road. I would really welcome any suggestions the first draft of the Local Area Plan might propose to go even some small way towards resolving this issue.
  • Although a small settlement, Passage West is highly car dependent. Both the primary and secondary schools are situated a considerable way up Church Hill. The topography of the town is steep and few wish to climb Church Hill in the morning. In addition, the main retail outlet (Eurospar) is on the eastern end of the town. This makes it inaccessible other than by car to most residents. To be fair, whilst congestion in Passage West is incomparably better than in other Metropolitan towns, poor planning decisions have led to dependence on the private car in a way that is most unsustainable.
  • It would be a positive aim for the Local Area Plan to enhance walking routes to both the primary and secondary schools. Whilst Church Hill will always remain a challenge, placing a handrail close to the wall along the footpath would assist those who are less able-bodied. Although significant residential development has been permitted at the northern end of the town, there is no footpath along Church Hill to connect these residential developments to the school. The provision of this footpath is long overdue.
  • Paragraph 3.4.4.3 inaccurately implies that the Railway Walk will be extended from where it ends at present in Fr. O’Flynn Park through Passage West, Glenbrook, Monkstown and on down to Carrigaline. My understanding is that this will not be the case. As far as I am aware, the intention is that the proposed Greenway will be developed from the ferry at Glenbrook through Monkstown and on south. Passage West and Glenbrook will be excluded. This is significant because, as mentioned in Paragraph 3.4.5.5, the town centre environment is restricted and “difficult to navigate as a pedestrian, cyclist and by car”. It is important that the Local Area Plan would give consideration as to how cyclists visiting and passing through Passage West would best and safely be accommodated.
  • I have had many discussions with the relevant sections of Cork County Council about how best to bring bicycles through Passage West town centre. There are really only two options. The first is to create a boardwalk-type extension to the Greenway on the water side of the Dockyard. This would be very attractive but will clearly work only in the context of a redeveloped Dockyard. Furthermore, it would lead to a winding Greenway which would come along Steampacket Quay to Penny’s Dock, divert to the boardwalk, rejoin the road at the end of Dock Terrace and share a carriageway with cars until it rejoins the dedicated Greenway at the Cross River Ferry. The second option is to examine the feasibility of reopening the tunnel built to serve the Cork Blackrock and Passage Railway.
  • This 450 metre-long tunnel currently lies disused and boarded up at one end. Nonetheless, it is a remarkable and quite unique piece of industrial heritage. The first 50 metres at the Passage end was built by a process called “cut and cover”. At the Glenbrook end, the construction necessitated blasting through solid rock. It incorporates a large shaft to permit the release of smoke and steam and cavities along its length to allow anyone trapped inside to escape the path of an oncoming train. This tunnel is the only one of its kind on a narrow gauge track in the whole country. Cork County Council has recently surveyed the tunnel and found it to be in sound condition. Whilst its opening for public access would call for thought, particularly with regard to safety, the tunnel would be a fantastic and novel addition to the Greenway and an attraction in its own right.
  • Paragraph 3.4.6.3 is not correct. There is a marina in Monkstown. It is privately owned. There is no marina in Passage West. There is, however, a public pontoon in Passage West. Whilst this is very welcome and of great assistance to small boat handling, it does not and will never function as a marina.
  • In general in Passage West, although as mentioned above the pontoon is hugely welcome, access to water needs to be greatly enhanced. There are several slipways in the town but not one of them has vehicular access. Many are in poor condition. It is vital that provision of a slipway with vehicular access for Passage West and associated parking is a particular aim of the Local Area Plan.
  • The proposed dezoning of R6, R7 and R8 is welcome. In the context of existing infrastructure, these lands should never have been zoned. But the same concerns apply to the proposed zoning of lands around Monkstown Golf Course. Any houses built on these lands into the future would rely on an inadequate country road network for connection to the R610 and would be so remote from schools and services in the closest centre of population that their residents would be utterly dependent on the car. This would be unsustainable.
  • The Preliminary Consultation has no mention of either community facilities or dereliction. Both are critical to Passage West. It is really important that the Local Area Plan would contain a strong commitment to improved community facilities and to tackling dereliction.
  • The pleasant residential environment of Monkstown is threatened by the high volume and speed of through traffic. Parking becomes a particular issue during the summer in the vicinity of the Sandquay and marina. On-street parking by users of the marina creates a dangerous bottleneck in an area of particularly poor visibility around Carlisle Place. A traffic calming scheme and interim parking arrangements to serve the marina were prepared several years ago. Their provision would enhance the residential environment of Monkstown, improve the amenity that is the riverside walk and deliver vastly improved safety for the village generally. Provision of traffic calming and parking in Monkstown needs to be an aim of the Local Area Plan.

 

Carrigaline

  • The existing Local Area Plan had an aim towards improving Carrigaline’s town centre and residential amenities. In reality, there has been little progress in this regard throughout that period. It is now critical that these deficits are addressed.
  • Although it is true that housing is urgently needed nationally, infrastructural improvements, traffic management, diversification of transportation options, provision of amenity space and community facilities and upgrading of the streetscape for existing residents are all critically urgent in the context of Carrigaline. It is my opinion that there should be no further rezoning of land for housing in or close to the Carrigaline development boundary until these issues are prioritised and addressed comprehensively.
  • Section 3.3.2.6 suggests considering rezoning of lands between Carrigaline and Ringaskiddy for residential housing. This would be entirely retrograde. Any development on lands here would be disconnected from Carrigaline town to the extent that they could never form part of the Carrigaline community. This would be sprawling, inefficient land use which would create yet further reliance on unsustainable forms of transportation.
  • Section 3.3.3.1 comments on the limited employment supply in Carrigaline because of its proximity to the Ringaskiddy Strategic Industrial Zone. If Carrigaline was designed to act as the residential hub for the Ringaskiddy Strategic Industrial Zone, then this is all the more reason to enhance infrastructural links between Carrigaline and Ringaskiddy. There isn’t even a bus service between the two settlements. However, the reality is shown in Paragraph 3.3.3.3, which tells us that actually only 21% of employees living in Carrigaline are working in Ringaskiddy. So it is critical that further employment is created within the Carrigaline development boundary and that infrastructural links between Carrigaline, the city and the Metropolitan area generally are enhanced and diversified.
  • Traffic congestion in and around Carrigaline is almost untenable. This applies equally to traffic from housing estates in the northern end of the town going towards the town centre and to traffic from Carrigaline generally to Cork City. The upgraded N28 will assist with the latter. But it is critical that there is greater ease of movement in and around Carrigaline town. Otherwise, the town will stagnate and lose business to the more easily negotiable southern suburbs of Cork City. To this end, I ask that the Local Area Plan would have an aim of updating the 2007 Carrigaline Area Transportation Study. I ask also that the study would examine the best ways of delivering all modes of transportation in and around Carrigaline.
  • Paragraph 3.3.3.4 recognises the “opportunities” to address the high car dependency rates between Carrigaline and Ringaskiddy. Frankly, it is not sufficient to recognise these opportunities. They need to be delivered on. Building a greenway between Carrigaline and Ringaskiddy is of vital importance in the short-medium term. I am aware that the County Council believes this will be more straightforward after the N28 upgrade. But for the present, there is a hard shoulder almost all the way along the N28 from the Shannonpark roundabout to Ringaskiddy. Cycling is reasonably safe. What is not safe is negotiation of the Shannonpark roundabout. If in the immediate term the County Council could address safe access for bicycles to the N28, it would be of significant assistance.
  • I agree strongly with locating significant retail developments within the town core as proposed in Paragraph 3.3.4.5. However, we must not forget that those who are shopping – in particular grocery shopping – need to travel by car. So again, freeing up road space into the town centre is vital. At present, it is somewhat of a challenge to make it across the Bothar Guidel to the significant retail developments on the other side of the river.
  • I also agree strongly with the aims of Paragraph 3.3.5.7 in relation to enhancing the town centre streetscape. At present, Carrigaline main street is narrow, colourless and dominated by the car (both moving and stationary). Whilst I appreciate that delivery of the inner relief road would expand opportunities and options for streetscape enhancement, the wait for the inner relief road has been long and it is no longer practical to link streetscape enhancement to its delivery. Carrigaline and its people deserve better.
  • Both as part of the streetscape enhancement and further into the future, the provision of open space as suggested in Paragraph 3.3.5.5 is very welcome and badly needed. I ask that this network of open space would be designed in such a way as to also act as a corridor for wildlife, thereby making its purpose doubly valuable.
  • In summary for Carrigaline, I think it well past time that quality of life and environment for existing residents is given priority over provision of extra residential housing. Carrigaline has massive potential as a place to live and work but has been allow to lag well behind governmental recommendations for high quality residential areas.

 

Ringaskiddy

  • I am entirely aware that development of the Strategic Industrial Zone at Ringaskiddy has been an aim of Cork County Council, the Industrial Development Authority and the Irish government over many years. However, sadly, so many aspects of Ringaskiddy epitomise what is now regarded as unsustainable development. This review of the Local Area Plan presents an excellent opportunity to challenge and address those failings.
  • The Ringaskiddy Strategic Industrial Zone is located at the end of a peninsula into which there is simply one road. That there is no alternative to the private car for all those employed there has led to the horrendous peak hour traffic congestion that has come to characterise the N28. The upgrade of the N28 will be welcome in this regard when it comes, but realistically, it only touches addressing the unsustainability of traffic and transport arrangements to this Strategic Industrial Zone. I have already spoken above about the need for a Greenway from Carrigaline to Ringaskiddy. This must link with the Greenway which we anticipate will come as far as the Raffeen junction with the existing N28. An enhanced bus service to Ringaskiddy is essential. If Bus Éireann does not co-operate in this regard, then Cork County Council might, in conjunction with the industries, explore the possibility of shuttle buses from designated car parks to coincide with the factory shifts.
  • Paragraph 3.5.3.1 has a stated intention of not providing for any significant population growth in Ringaskiddy. The irony is that this approach makes traffic congestion worse. It is not possible for either employees of industry or, in particular, students of the National Maritime College, the Beaufort Institute or Imerc to get residence anywhere that involves not needing a car. Realistically, there is only one development in Ringaskiddy where students can rent a house. So either student/visitor accommodation should be considered in Ringaskiddy or interconnectivity between Carrigaline and Ringaskiddy should be significantly improved.
  • Cork County Council and the IDA have an aim of attracting high quality industry to Ringaskiddy. This is laudable. However, it is so often forgotten that high quality industry demands a high quality environment for its employees. Ringaskiddy does not represent that high quality environment and yet has immense potential to do so. Industry and warehousing is given land right out to the edge of the water, whilst factory employees and students are relegated to exercising on the footpath along the N28 that runs between the industries and the road. It is so important that a strip of land along the water’s edge is kept such that it can be developed as public amenity. That such an amenity can be offered to its employees will make Ringaskiddy more attractive, not less attractive, to high quality industry. This needs to be a policy of the Local Area Plan.
  • The Local Area Plan zoning maps should show Paddy’s Point as being an amenity area dedicated to the public. This was a commitment of the Port of Cork’s planning application.
  • When industry is given planning permission, visual screening from the water must be regarded with the same importance as zoning from the land. Cork Harbour is finally developing as a unique tourism offering and, whilst it is quite possible to accommodate tourism and industry side by side in our multi-faceted harbour, it is essential that the visual impact of the industrial zone would be softened whenever possible.
  • It would be of tremendous benefit to the sensitive harbour landscape if industrial development on high ground visible from the harbour were kept to a minimum. Equally important is that the Local Area Plan would have a policy of no high building or stack developments between the water and heritage buildings such as the Ringaskiddy Martello Tower. The Martello Tower runs the risk of becoming an island in the midst of industrial development. This would destroy its potential to fulfil its role as a critical element of the valuable heritage triangle formed by Forts Camden, Carlisle and Westmoreland. To this end, it would be of potential tourism value if the land between the Martello Tower and the sea were considered for dezoning.
  • I ask that a particular aim of the Local Area Plan would be to develop a sports complex/sports hall in Ringaskiddy village. This would be of tremendous benefit to residents, students and employees of industry. The Local Area Plan could show particular commitment to this suggestion by zoning a patch of ground for this purpose. The Cork Area Strategic Plan (CASP) has long since recognised the need to provide high quality open space and amenities for workers.
  • It is appropriate that the Local Area Plan would indicate what land in the Ringaskiddy/Shanbally catchment is to be zoned for development of the new amalgamated Ringaskiddy/Shanbally school.
  • The recent trend towards development of a university/research hub at the eastern end of the Ringaskiddy peninsula is hugely positive and very welcome. This trend should be reinforced by the Local Area Plan. To do so is clearly in line with the long-held CASP aim for Ringaskiddy: “The Cork Harbour Area would offer a superb environment for a Cork Technopole”.   To that end, I ask that the Local Area Plan would have as a specific aim that further development at the eastern end of the Ringaskiddy peninsula would compliment and build on this trending university campus.
  • I welcome the commitment of Paragraph 3.5.5.1 to giving greater recognition to the needs of the established residential population in Shanbally/Ringaskiddy. For far too long, residents of Ringaskiddy have felt like intruders in the Strategic Industrial Zone. Yet there is such a gulf between this commitment and that of Paragraph 3.5.3.2, which states the need to ensure that the amenity and quality of life experienced by the residents will not be compromised by development of Ringaskiddy as a strategic employment centre. However, both of these commitments are well worth incorporating in the Local Area Plan. Even the provision of high quality recreational spaces would go such a long way towards improving the facilities for Ringaskiddy residents.
  • In this regard, there is a particular need to monitor and control noise, dust and air quality in Ringaskiddy. There is also a need to control night-time port-related traffic movement. The quality of life enjoyed by some residents in Ringaskiddy has been very badly impacted by their proximity to the port. There is a concern that this impact may be magnified by the new and expanded facilities for which the Port of Cork has been given planning permission. It is critical that the Local Area Plan would state its awareness of this issue and its commitment to work with the Port and the residents on ensuring port impact is reduced rather than amplified.
  • Ringaskiddy village and its people are tremendous assets to the Strategic Industrial Zone. They are essentially markers for port and industrial performance. They are permanent, on-the-ground adjudicators of whether port and industry are delivering that high quality environment so essential to optimising the marketability of Ringaskiddy. Additionally, an attractive, welcoming Ringaskiddy will enhance use of the ferry terminal, encouraging tourists to spend some time enjoying the village offerings before moving on to pursue the remainder of their trip.
  • CASP is clear that “greater emphasis should be given to promoting and developing the harbour as a facility for water-based sport and leisure activity”. Some of the most valuable access points for dinghy sailing and windsurfing are on the eastern end of the Ringaskiddy peninsula. Gobby Beach is an undeveloped gem. Lands to the east of the Haulbowline Island bridge are equally valuable. Access to the water for development of watersports centres is increasingly difficult to find. Most harbourside land is in private ownership. But a watersports centre on the eastern shores of the Ringaskiddy peninsula offers shelter for inexperienced participants whilst permitting those who are more adept almost immediate access to the wider expanse of Cork Harbour without crossing shipping lanes. I ask that the Local Area Plan would, at a minimum, mention this potential for the eastern shores of the Ringaskiddy peninsula and would, preferably, identify the most suitable area(s) where such development might be supported.
  • The same issue of restricted access to waterside sites is a real impediment to the development of public water transport between Cobh and Ringaskiddy. However, the concept would be a highly sustainable one, would relieve the congested road network of many trips and should be a stated desire of the Local Area Plan.

 

Cork City South Environs including Douglas

  • All of the issues pertaining to the Cork City South Environs addressed by the Preliminary Consultation are worthy of addressing in the Local Area Plan.
  • Where I consider the approach of the Preliminary Consultation to fall down is in the way it coalesces all of the neighbourhoods in those southern suburbs. Togher and Douglas, for example, do not consider themselves to be part of the same town and for the Local Area Plan to do so demeans their unique residential identities. In fact, to take consider all these neighbourhoods as simply being suburbs of the city reinforces the argument that they should indeed be part of city rather than county territory.
  • I feel very strongly that the Local Area Plan needs to give more attention to the potential offered by the Tramore Valley Park and Vernon Mount complex. The Cork City South Environs comprises the largest population in this Municipal District. It deserves a regional park of import equal to that in Ballincollig. The Tramore Valley Park and Mount Vernon complex offers the ideal opportunity to develop such a landmark facility.
  • The dense, linear development of the Rochestown area leaves residents heavily reliant on the private car. The road network struggles to accommodate demand, particularly at peak. It is critical that the upgrade of the existing N28 would increase rather than reduce travel routes and transportation options for residents of Rochestown and Maryborough.
  • When planning permission was granted for the development of Mount Oval, a long-term commitment was made to provide an on-ramp to the N28. This commitment needs now to be reflected in the Local Area Plan. Provision of this on-ramp would relieve demand for the R610 and Douglas village and offer increased options to residents.
  • Upgrading of Clarke’s Hill and Coach Hill must be a stated priority of the Local Area Plan. These are bus routes which take more than their fair share of traffic and offer poor to no pedestrian facilities.

 

Cork Harbour 

  • Cork Harbour has not been mentioned at all in the Ballincollig-Carrigaline Preliminary Consultation document. Yet the harbour is one of the area’s greatest assets. It is critical that consideration for its future development forms an integral part of this Local Area Plan.
  • Maximising accessibility to Cork Harbour is vital. In this regard, I refer to visual accessibility as much as physical accessibility. Public footpaths along the harbour’s edge must be prioritised. This, as suggested in the context of Ringaskiddy, would be a welcome stated objective of the Local Area Plan. Of course it will not be possible to provide for such footpaths in every location, but it is important to have a conscious aim to provide them wherever possible. Highly developed facilities are not necessary; accessibility is the priority.
  • It would be welcome stated aim of the Local Area Plan to accommodate and encourage services/facilities along such amenities as the Hop Island – Passage West Railway Line. Such services/facilities include toilets, coffee docks, seats and picnic stations.
  • Cork Harbour is common and equally valuable to four of the Municipal Districts in County Cork: Ballincollig-Carrigaline, Cobh, East Cork and Bandon-Kinsale. I ask that the Local Area Plan would have a stated aim of the development of a plan specific to Cork Harbour. This plan would build on the draft Cork Harbour Study and set out the best means by which all stakeholder interests in our multi-faceted harbour can be most advantageously and sustainably accommodated into the future. The findings and conclusions of this plan would then be incorporated into the Local Area Plans for each of the four surrounding Municipal Districts.

Yours faithfully,
Marcia D’Alton
Independent Member, Cork County Council