Pre draft developement options for Consultation
Pre draft developement options for Consultation May 2006 As a result of the Section 140 Motion passed by thc council on 13th February 2006 to prepare a draft Local Area Plan for Stillorgan for public display by June 2006, the perparation of the draft plan proceeded.
During this preparation process over the last three months a number of significant issues have arisen.
Firstly John Thompson and Partners on behalf of Tresury holdings the main landholder In the area undertook a Communlty planning Weekend on 31th March 1st and 2nd April 2006. This culminated In the preparation of a Master plan for Stilloran which included the community involvement and has received significant media coverage and on going discussion with Council officials.
Furthermore DRLCC architects and Economic development and planning departments have prepared five possible redevelopment options for Stillorgan which in the main consider issues pertaining to road layout public transport the public realm and urban design. The principle of all five options are similar but identify different road solutions as follows:
Option one: Thc existing road pattern remains largely unaltered with traffic calming. The Dublin Road will remain open for bus only. Development will be arranged to provide new civic space along it's northern edge of the Kllmacud Made slightly realigned to allow for the implementation of the LUTS proposals.The principal civic space will take the form of a sunny "Alcove" benifiting frown the shelter affords by proposed development and open to the south. This could connect to a civic square/pocket park to the north.
Option two: similar to option One but with the addition of a flyer over bridge over the N11 (complete with access: ramps extending Into Stillorgan Park. This wooled allow tile creation of public realm In association with new development north of Kilmacud Road similar to Option one but would all achieve grade separation over the N11.
Option three: A northern bypass extending over N11 flyover bridge (complete with access ramps) facilitates the creation of major new civic Space. Properties at west end and east of Dublin Road (Nimble Fingers would be affected)
Option four: A southern bypass facilities creation of a major civic Space. The cinema and properties along west side of The N11 would be affected.
Option five: An Underpass extends westward from N11 junction as far as forecourt of stillorgen decor providing access to underground parking (including existing parking below Cinema) wlth major benifits for quality of public realm and optimisation of the District Centre's developments potential.
However it should be noted that full technical assessments of each scheme is required to access their feasibility and the cost benefits to the stakeholder.
Consultants have been commissioned to undertake the necessary technical studies for each option.
These proposals are a step away from the usual local area plan and occurred as a result of the brownfield nature of the! sites and because of the opportunities that could arise from a large proportion of the land being owned by one land owner these issues and their consequences came about through progression of the preparation of the Draft Plan.
It is therefore recommended that at this stage the council undertake an additional pre draft consultation stage (non statutory and prior to the formal display of the draft Plan). It ls considered that this is allowed for in the process for the preparation of a Local area Plan , as outline in the Planning and Development Act, 2000. which states that; "A Planning Authority shall take whatever steps necessary to consult with the public before preparing a Local area plan" This start of the consultation will Involve putting forward the five options for public display. Together with an accompanying report that provides a detailed apprasal of Stillorgan and the proposed strategy and development objectives.
This consultation will invite submissions on the proposals be stimulate debate and involvment in selecting the appropriate way forward. It is considered, to engage in further public consultation would be the best meansd to achieving the optimum Local Area Plan for Stlllorgan which meets the needs of the public, the property owners and the County Council allowing all players to respond and comment on the proposed options.
It is intended to initiate and advertise the public display if these five options and the report on the 6th June 2006 for an eight week period.
During this period, the report will be made available at County Hall in the Dundrum Area Office and in all the branches of Dun Laoghaire Rathdown County Council Libraries.
It Is Intended to undertake two open days on Tuesday 13th June at the Stillorgan Library and Tuesday 20th June at the Mount Merrion Community Center with day time and evening sessions whereby staff officials will be available to the public.