PLANNING SUBMISSION LANDS AT MARSH ROAD, DROGHEDA, CO LOUTH - Louth County Council
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PLANNING SUBMISSION LANDS AT MARSH ROAD, DROGHEDA, CO LOUTH
Planning
Submission
Louth County Development Plan 2021-2027
p r e pa r e d by :
Genesis Planning
Planning and Urban Design
On Behalf Of:
Weirhope Developments Ltd.
ii iii
Contents
1. Introduction & Background 2
1.1 Purpose of Report����������������������������������������� 3
1.2 Subject Lands����������������������������������������������� 3
1.3 Site Location: National������������������������������� 5
1.4 Site Location: Local������������������������������������� 7
2. Policy10
2.1 National Policy Context����������������������������� 11
2.2 Regional Policy Context����������������������������� 14
2.3 Local Policy Context����������������������������������� 15
3. Local Context & Concept 18
3.1 Site Context�������������������������������������������������� 19
3.2 Local Connections�������������������������������������� 21
3.3 Sequential Development��������������������������� 23
3.4 Residential Zoning�������������������������������������� 25
3.5 Concept Design & Delivery������������������������ 29
3.6 Phasing & Delivery�������������������������������������� 31
3.7 Proposed Zoning (As Per Draft CDP)������ 33
3.8 Recommended Zoning������������������������������ 34
3.9 Proposed Zoning & Context���������������������� 35
4. Summary & Conclusion 38
iv v
01 Introduction &
Background
1.1 Purpose of Report
1.2 Subject Lands
1.3 Site Location (National)
1.4 Site Location (Local)
01 Introduction & Background
1.1 Purpose of Report
The Planning Authority is commencing the
preparation of the County Development
Plan (CDP) for the county to cover the period
2021 to 2027. The purpose of the CDP is to
set out an overall strategy for the proper
planning and sustainable development of
the county.
Genesis Planning have been engaged by
Weirhope Developments Ltd. to examine
and assess the existing policy context in
Drogheda and to prepare this submission to
the Planning Authority on their behalf.
In terms of background our client is in ownership
of the subject lands in the Marsh Road /
Bryanstown area of Drogheda, and is currently
examining options for moving the lands forward
for development.
In preparing this submission we have undertaken
an analysis of our client’s lands in the context of
the National Planning Framework, the RSES, the
current Louth CDP 2015-2021 and the Drogheda
Borough Council Development Plan 2011-2017.
The analysis undertaken by Genesis Planning
identified a number of areas of interest which
demonstrate that the subject lands are suitable
for residential development.
1.2 Subject Lands
In totality the subject lands occupy approximately
3.0Ha along Marsh Road (R150) in the Bryanstown
area of Drogheda, approximately 1.5km east of
what would be considered Drogheda Town Centre.
We submit the subject site would provide a suitable
location for a residential development.
This submission outlines the planning rationale
for the subject lands to be included as zoned
residential in the forthcoming CDP.
Location of Subject Site
3 4
01 Introduction & Background
1.3 Site Location: National
The site is located within the regional growth As the Planning Authority will note under the
town of Drogheda - the fastest growing town NPF, Drogheda is prioritised as a cross-border
in the Country during the most recent inter- network settlement and is targeted for growth
census period (RSES). In terms of zoning the and investment in respect of the Dublin-Belfast
site is located at the southern environs of the economic corridor. The NPF reaffirms the ambition
for Drogheda to grow to city scale.
town on zoned lands that permit residential
and employment generating development.
Key to the success of Drogheda as a self-sustaining
regional growth centre is targeted compact
In terms of local demographic context, Drogheda growth through the renewal and regeneration of
has a population of circa 40,000, with a target underused, vacant and/or derelict town centre
of being a regional driver of city scale with a lands for residential and commercial development.
population of 50,000 by 2031.
Therefore given the proximate location of the Ports
In terms of the socio-economic context, there site to the town centre as well as areas zoned for
are a large number of multi-national companies employment purposes, the subject lands provide Gateways
across a wide range of sectors and in conjunction an ideal location for residential development.
with the economic growth of the town, there has
Hubs
been a steady increase in the local population over
the past couple of decades. NI Cities
Principle Corridor
NI Rail
Irish Rail
Indicative NI Links
M1 Motorway
Northern Ireland
Project Site
Drogheda
Dublin
Drogheda Context within Dublin-
Drogheda is recognised in the RSES as a regional growth centre with ambitions to reach city-scale. Belfast Economic Corridor
5 6
01 Introduction & Background Project site in the context of
the wider Drogheda area
Du
bl
in
Ro
DIFE
ad
1.4 Site Location: Local Boyne Rugby Club
/ R1
Belfast-Dublin Rail Corridor
M1 Retail Park
3 2
The subject lands are strategically located
east of Drogheda Town Centre, to the south Boyne Business Park
of the River Boyne. Lourdes Stadium
The subject lands comprise approximately 3Ha Drogheda United FC
bound by Marsh Road to the North, Weirhope Oliver Plunketts GAA Our Lady Hospital
housing estate to the West, Louth County Councils
LIHAF Road Scheme to the east, and Drogheda
Transport Development Area (DTDA) to the south.
Our Ladys
Currently the subject lands are greenfield and
Mary McAleese Bridge Magdalene Tower
currently in agricultural use.
River Bo Boyne Viaduct
In terms of immediate location and connections, yne oad/R1
50
Marsh Road connects Drogheda Town Centre with Ma rsh R
Mornington and Donacarney and runs east – west,
Town Centre Project Site
parallel to the River Boyne.
Scotch Hall
The lands are also close to Drogheda Train Station, DTDA
Drogheda Port, Drogheda Town Centre and 4km Drogheda Train Station
from the M1 Corridor.
Ballsgrove
The lands also have existing pedestrian access to
the town centre along Marsh Road and frequent M1
bus services pass the site. Tredagh
We also note there are a number of environmental
designations located to the north of the subject Donore Road Industrial Estate Southside Medical Centre
d
lands associated with the River Boyne including:
Roa
e Funtasia
or
• Boyne Coast and Estuary SAC
om
• River Boyne and Blackwater SAC Dr r rid
or Wolfe Tones GAA
• Boyne Estuary SPA o
il C
Ra
in
Overall the site enjoys good road frontage with the
Drogheda Retail Park u bl
R150 forming the northern boundary of the site.
D
n-
va
Going forward direct access can be provided to
Na
service the lands from the R150 for a residential
development.
Boyne Brewhouse
0 250m 500m 1km
7 8
02 Policy 2.1 National Policy Context 2.2 Regional Policy Context 2.3 Local Policy Context
02 Context
2.1 National Policy Context • Objective 7 ‘Apply a tailored approach to urban
development, that will be linked to the Rural
and Urban Regeneration and Development
The National Planning Framework 2040 sets Furthermore, we highlight a number of objectives Fund, with a particular focus on:
out the importance of development within contained within the NPF which specifically refer
to Drogheda such as: - Strengthening Ireland’s overall urban
existing urban areas, and sets out strategic structure, particularly in the Northern and
objectives which Planning Authorities are to Western and Midland Regions, to include the
have regard to. • Objective 2b ‘The regional roles of... Drogheda-
regional centres of Sligo and Letterkenny in
Dundalk-Newry cross-border networks will the North-West, Athlone in the Midlands
Under the NPF Drogheda is recognised as a be identified and supported in the relevant and cross-border networks focused on the...
regional growth centre in the context of the Regional Spatial and Economic Strategy.’ Drogheda-Dundalk-Newry on the Dublin-
Dublin-Belfast corridor, and being of importance Belfast corridor;
due to its links with Dundalk and Newry. Drogheda • Objective 3a ‘To deliver at least 40% of all
is to be targeted for growth and investment as a homes Nationally within the built-up footprint - Reversing the stagnation or decline of many
key driver for the border region. of existing urban settlements.’ smaller urban centres, by identifying and
establishing new roles and functions and
Key policies of the NPF in this regard include ‘a • Objective 3b ‘Deliver at least 30% of all new enhancement of local infrastructure and
focused approach to compact, sequential and homes that are targeted in settlements other amenities’; and
sustainable development of the larger urban areas than the five Cities and their suburbs, within
along the Dublin- Belfast economic and transport - ‘Encouraging population growth in strong
their existing built-up footprints”.
corridor, along which there are settlements with employment and service centres of all sizes,
significant populations such as Dundalk and supported by employment growth.’
Drogheda.’ (p. 35) • Objective 4 states to ‘ensure the creation of
attractive, liveable, well designed, high quality - In more self-contained settlements of all
urban places that are home to diverse and sizes, supporting a continuation of balanced
integrated communities that enjoy a high population and employment growth.’
quality of life and well being.’
• Objective 11 ‘In meeting urban development
• Objective 5 ‘To develop cities and towns requirements, there will be a presumption in Extract from NPF relating to the Dublin to Belfast
of sufficient scale and quality to compete favour of development that can encourage Eastern Economic Corridor
internationally and be drivers of national and more people and generate more jobs and
regional growth, investment and prosperity.’ activity within existing cities, towns and villages,
subject to development meeting appropriate Summary
• Objective 6 ‘Regenerate and rejuvenate cities, planning standards and achieving targeted We submit that the subject lands are appropriate
towns and villages of all types and scale as growth.’ for residential zoning as envisaged by the NPF
environmental assets, that can accommodate given:
changing roles and functions, increased • Objective 13 states ‘In urban areas, planning
residential population and employment activity and related standards, including in particular • The subject lands are serviced; under the
and enhanced levels of amenity and design building height and car parking will be based tiered approach set out in the NPF these
quality, in order to sustainably influence and on performance criteria that seek to achieve lands should therefore be prioritized under
support their surrounding area.’ well-designed high quality outcomes in order to the development plan process.
achieve targeted growth.’
• Objectives 2b, 3a, 3b, 4, 5, 6, 7, 11, 13, 35 and
• Objective 35 states ‘Increase residential 44 of the NPF are complied with.
density in settlements through a range of
measures including reductions in vacancy, re- • The lands are in close proximity to the town
use of existing buildings, infill development centre, MacBride train station, and a number
schemes, area or site-based regeneration and of significant employment centres.
increased building heights.’
• The subject lands are sequentially acceptable,
• Objective 44 states ‘In co-operation with contiguous to existing developed lands and in
relevant Departments in Northern Ireland, to close proximity to the urban core of Drogheda.
further support and develop the economic
potential of the Dublin-Belfast Corridor and in
particular the core Drogheda-Dundalk-Newry
network and to promote and enhance it’s
international visibility.’
11 12
02 Context
2.2 Regional Policy Context
The RSES for the Eastern and Midland • Target significant growth in the Regional
Region (EMRA) sets out the strategic Growth Centres of Athlone, Drogheda and
plan and investment framework aimed to Dundalk to enable them to act as regional
‘shape future development and to better drivers, with a focus on improving local
manage regional planning and economic economies and quality of life to attract
development throughout the Region.’ investment and the preparation of urban area
plans (UAPs).
In line with the NPF, Drogheda is recognised by
the Regional Spatial and Economic Strategy for • ‘Drogheda to realise its potential to grow to
the Eastern and Midland Region (RSES2018) as a city scale and secure investment to become
regional growth centre and a regional driver with a self-sustaining Regional Growth Centre on
‘significant sustainable growth potential’. the Dublin-Belfast Economic Corridor, driving
synergies between the Drogheda - Dundalk -
The policy for the Dublin-Belfast corridor Newry cross border network.’
encourages focused growth in the Regional
Growth Centres of Drogheda and Dundalk to grow • ‘Safeguard and improve accessibility and
to city scale, with both having been identified service by rail, road and communication
for significant population growth to achieve a between Dublin and Belfast and drive cross
population in the region of 50,000 by 2031. border networks between Drogheda, Dundalk
and Newry. Post – Brexit, consideration should
In this context Drogheda is also identified as one of be given to a process that can establish
the key settlements that is critical to the success protocols for environmental protection and
of both the RSES and NPF. It is recognised by the movement of people and goods.’
RSES that regional drivers:
• ‘Facilitate the regeneration of lands at
‘will accommodate significant new investment in MacBride Station to capitalise on existing
housing, transport and employment generating and planned public transport infrastructure,
activity. They are important self-sustaining centres including the DART Expansion Programme
that act as economic drivers for the Region, whilst avoiding development that detracts
capitalising on their strategic location and high- from the town centre.’
quality connections to Dublin, while also servicing
and supporting a wider local economy’. • Also specific objectives relative to Drogheda in
the RSES include RPO’s 4.11 to 4.18, 4.20, 6.3,
In terms of the development strategy outlined in 6.30, 8.6, 8.8, 8.11, 8.12 and 8.22.
the RSES, in relation to Drogheda it echoes the
NPF in that it states:
Summary
• ‘Facilitate collaboration to support the As the subject lands are strategically positioned
development of the Dublin-Belfast Economic within the settlement boundary of Drogheda,
Corridor, to drive synergy in the Drogheda- the zoning of the subject lands for residential
Dundalk-Newry cross border network.’ development is consistent with the objectives
set down by the RSES. The subject lands will
• ‘Compact and focused growth in the Regional improve the supply of residential units for
Growth Centres of Drogheda and Dundalk to Drogheda in a sustainable manner, facilitating
grow to city scale.’ compact and focused growth and consolidation
of the urban area.
Extract from RSES for EMRA relating to the Functional Urban Areas and Large Towns CSO 2016
13 1402 Context
2.3 Local Policy Context DROGHEDA BOROUGH
COUNCIL
The current Louth CDP sets out the strategic LAND USE ZONING OBJECTIVE MAP
land use objectives and policies for the ZONING OBJECTIVES
overall development of the county up to
the year 2021, acting as a guide for those RE.
Residential existing :To protect and/or improve the
amenity of developed
interested in pursuing development and to residential communities.
inform development proposals. Residential New :To provide for new residential
RN. communities and community facilities and to protect
existing residential development.
In terms of settlement hierarchy, under the current
CDP Drogheda has been identified as a Level 1 – TC.
Town Centre :To protect and enhance the special
physical and social character of the existing town centre
Large Growth Town, specifically it states: and to provide for new and improved town centre
facilities and uses.
‘Over the last decade, the town has experienced TCd.
Docklands : To Provide for a mix of new town centre
activities in accordance with Docklands
significant growth principally resulting from its Area Plan.
location close to Dublin, the completion of the
motorway and improvements to rail commuter RP. Retail park : To provide for the development of a retail
warehouse park inaccordance with an approved
framework plan and subject to the provision of necessary
services. physical infrastructure.
EGZ. Employment Generating Zone:To provide for the The
Development Of Business And Employment Generating
While acknowledging Drogheda’s role as a Business Activity ,which is Primarily
Manufacturing,Service Orientated and whose Retail
Output is Ancilliary to the primary use.
commuter town, the Council is keen to support the
policies and objectives of the Drogheda Borough
Business Park/ New Economy Business: To provide for
Council Development Plan, particularly having BP. new Business Opportunities on a Green Field Site.The
Zone allows for Flexibility in the Composition of uses
regard to the objective of developing the town Allowed,subject to the preparation of a site masterplan.
To include a maximum 25 % residential and 16.5 % usable
public open space.
as a self-sustaining Primary Development Centre
that will energise development within its own
CCI . Civic Community & Institutional: To Provide &
catchment.’
Protect necessary Community ,Recreational &
Educational Facilities.
In terms of current zoning, the provisions contained RRO . Redevelopment or Renewal of Obsolete Areas:
Further study required to determine future use
within the CDP accord with the Drogheda Borough
Council Development Plan (2011-2017; as DTDA. Drogheda Transport Development Area:To protect
and expand the existing Transport Hub around the train
extended). The subject lands are designated in the station and facilitate the development of Public Transport
DBCDP 2011-2017 as ‘RE’ (Residential Existing)
facilities including Residential ,Retail and Office
Development. Project Site
and ‘EGZ’ (Employment Generating Zone). The Neighbourhood Centres:To Protect, provide for and
NC .
zoning objectives of both designations can be seen improve Local Shopping Facilities in order to create and
retain a vibrant and sustainable Neighbourhood Centre to
serve Primarily Local Needs.
opposite.
LPS . Local Primary shops.To Protect,Provide for and
Improve Local Shopping Facilities in order to Provide
w Facilities for a Residential Neighbourhood.
Summary
Open Space and Recreational
OS. Area:(Public/Private)To provide for and /or improve
The development of the subject site for
DROGHEDA BOROUGH
COUNCIL
open space and recreational amenities.
LAND USE ZONING OBJECTIVE MAP
ZONING OBJECTIVES
residential development is consistent with the
Residential existing :To protect and/or improve the
RE. amenity of developed
residential communities.
Residential New :To provide for new residential
RN. communities and community facilities and to protect
District centre.To Create A Sustainable District Centre
existing residential development.
zoning objectives as set out in the Drogheda DC . Outside the Town Centre which will Operate as a
TC.
Town Centre :To protect and enhance the special
physical and social character of the existing town centre
and to provide for new and improved town centre
facilities and uses.
Complementary Retail Hub to the Existing Town Centre. TCd.
Docklands : To Provide for a mix of new town centre
activities in accordance with Docklands
Area Plan.
Borough Council Development Plan 2011- RP. Retail park : To provide for the development of a retail
warehouse park inaccordance with an approved
framework plan and subject to the provision of necessary
physical infrastructure.
EGZ. Employment Generating Zone:To provide for the The
Development Of Business And Employment Generating
Business Activity ,which is Primarily
Transportation Corridors. (Roads.)
Manufacturing,Service Orientated and whose Retail
2017. With existing residential development
Output is Ancilliary to the primary use.
Business Park/ New Economy Business: To provide for
BP. new Business Opportunities on a Green Field Site.The
Zone allows for Flexibility in the Composition of uses
Allowed,subject to the preparation of a site masterplan.
To include a maximum 25 % residential and 16.5 % usable
Transportation Corridors. (Bridges )
public open space.
located immediately west of the subject site,
CCI . Civic Community & Institutional: To Provide &
Protect necessary Community ,Recreational &
Educational Facilities.
RRO . Redevelopment or Renewal of Obsolete Areas:
Further study required to determine future use
DTDA.
Drogheda Borough Boundary.
Drogheda Transport Development Area:To protect
and an application for 456 units immediately
and expand the existing Transport Hub around the train
station and facilitate the development of Public Transport
facilities including Residential ,Retail and Office
Development.
Neighbourhood Centres:To Protect, provide for and
NC . improve Local Shopping Facilities in order to create and
retain a vibrant and sustainable Neighbourhood Centre to
serve Primarily Local Needs.
south around MacBride Station (as part of
LPS . Local Primary shops.To Protect,Provide for and
Improve Local Shopping Facilities in order to Provide
Facilities for a Residential Neighbourhood.
Open Space and Recreational
OS. Area:(Public/Private)To provide for and /or improve
open space and recreational amenities.
District centre.To Create A Sustainable District Centre
DC .
DTDA), we submit the subject lands are suitable
Outside the Town Centre which will Operate as a
Complementary Retail Hub to the Existing Town Centre.
Transportation Corridors. (Roads.)
Transportation Corridors. (Bridges )
(C) Ordnance Survey Ireland.All rights reserved. Drogheda Borough Boundary.
License number 2011 /30 CCMA Louth Local
Authorities.
for residential development and should be DROGHEDA BOROUGH COUNCIL
DEVELOPMENT PLAN 2011 -2017
COMHAIRLE THOGHLACH
zoned accordingly in the upcoming CDP. DROGHEDA BOROUGH COUNCIL
DHROICHEAD ATHA
DROGHEDA BOROUGH COUNCIL
COUNCIL OFFICES
FAIR ST,
DROGHEDA,
CO. LOUTH.
Phone (041)9833511 Fax (041)9876184.
DEVELOPMENT PLAN 2011 -2017
BOROUGH ENGINEER
DRAWN SCALE
M.KIMMINS 1:10,000
Ordnance Survey Ireland.All rights DATE
reserved.
License number 2011 /30 CCMA
Louth Local Authorities. March 11
COMHAIRLE THOGHLACH
15 16
DHROICHEAD ATHA
DROGHEDA BOROUGH COUNCIL
COUNCIL OFFICES
FAIR ST,
DROGHEDA,
CO. LOUTH.Local Context &
03 Concept
3.1 Site Context
3.2 Local Connections
3.3 Sequential Development
3.4 Residential Zoning
3.5 Concept Sketch
3.6 Phasing & Delivery
3.7 Proposed Zoning
(As Per Draft 2021-2027 CDP)
3.8 Recommended Zoning
3.9 Proposed Zoning & Context03 Local Context & Concept
oyn e
v er B
3.1 Site Context
Ri
The subject lands are located south of
Marsh Road in the Bryanstown area east of Drogheda Viaduct
Rowing C
Inver Col
Drogheda Town Centre, in close proximity
to the Irish Rail Corridor and MacBride train
station.
Dublin-Belfast Rail Corridor
pa
lub
A greenfield parcel of lands measuring a total 3
hectares, the site borders Weirhope Residential
Estate along its western boundary, Marsh
road (R150) to the north, and (currently) open
undeveloped lands along the eastern and southern
boundaries.
Of relevance to the local context is the Ravala
/R150
Newtown SHD which is subject to a judicial review
o ad
rsh R
challenge. Notwithstanding permission has not
been granted, we note the location and principle Ma
for Ravala SHD has been deemed acceptable by
the both the Planning Authority and the board.
In terms of existing site features, access to the site
already exists from Marsh Road along the northern
boundary, characterised by entrance walls, railings
and mature trees in places.
Weirhope
Carm ges
Residences
Cotta
Existing conditions are characterized by sloping
ellite
grassland. Due to the sloping topography, drainage
can be gravity fed towards the foul sewer and
mains water infrastructure services existing along
Marsh Road, which has existing capacity to service
the site.
Views of the site are confined to the immediate Ravala Newtown SHD
stretches of Marsh Road (R150), from adjacent
residential properties in Weirhope as well as
Ref: PL15 .305110
Key 456 Units (Pending)
portions of the North Strand on the Northern
Bank of the River Boyne. Marsh Road
(Foul Sewer & Water)
Overall the site benefits from it’s location in Irish Railway Corridor
relation to Drogheda Town Centre - one of the Trees/Hedgerows
fastest growing towns in the state, as well as
Existing Residential
its proximity to significant public transport
infrastructure (MacBride Train Station and Marsh Subject Site
Road Bus Stops).
Existing Site Access
Drogheda Train Station
0 50m 100m 150m
19 205KM
3KM
03 Local Context & Concept
L2318
nt
L2307
i es
G
ol
La
fC
ne
lu
b
R
oa
Drogheda (North)
d
Ki 10
ng
5KM et
Bally
W
3.2 Local Connections
e
Str
ill
H
mak
ia
ron
's ill
m
G of Re
d
He
Ra s ha nk
enny
Go
le
t et
lf C
h
n
tre
L2321 D u nli n S
lu b
R oa
Ro
Marsh Road, which forms the primary
d
ad
St. ross
e rn C
Drogheda Bypass
North
frontage of the site, connects Drogheda
P
ete
r 's 4KM R166
Twe
Town Centre with Mornington and
Ch
St. P ete
estn
ntie
r's
For
Donacarney and runs east – west, parallel to
ut G
s Lane
Townley s
est P
ro s
M onaste rb oice
C
Hall Golf R168 Northern
rov
Down Line
R132
C h e rr
ark
the River Boyne.
Up Line
e
Club
M1 w
oo
y
e v
d D ri
e
Li
N
Fai
n
sc
La
or
rG Newtown
Be
orr
ate ec
h wo o d D ri v e
th
ill
m
Blues
ie
W
The site is Cwithin
ounty Louth easy walking distance of 3KM
Ro
x
Fla
ark
Ballyp
ad
hit
Drogheda Bypass
Forest Hil l
Northern Cross N51
eth
Count Bea
Drogheda
Boyne Town centre and therefore has access ulie
R166
orn
u Vie
M w
y
ea
Newfield
th ill Lane
ad
ss Lane Flaxm
to all of the social infrastructure facilities of Sthe Cro d Ro
Newfield
lane
R o ad R oa w
n
L1001 As l
L2275 el
Newto
town core. In the immediate area, it enjoys good
ca
No
il w
Slane Road
ad
O'Raghallaigh's nd Saint Joseph's
r th
Win ou
la
CLG d wf Secondary
access to schools at both PrimaryBoand yne Secondary
Trí
Ne
o
mil
Ro
tR
l Road School
A sca
ad
field
Me
en
Ash
2KM
m
Ol a
llifo
level.
il l
db hA
Ce
rid Sla on rt
n Cr Westc o u
nt Par
ge eR
o ad us
Ashfield
Ro hro
Pearse Park
w
ad d La n Gle nvie
Fou
Drogheda (North)
k
e
Riverv
ntain
Canal Field
10 ark
In terms of local schools, Drogheda Grammar
Fount
se P
P e ar Our Lady's ete
iew
Brugha St. P
Hill
Bóthar College
Sráid
ain Hill
School is located on Mornington Road, approx. Bo
R899
Na Cil
y ne
2km from the site. The Grammar School shares Ashfi
rg e's Street
Tho
el d
tre e t
Scarlet S
le
Lou
1KM
ouse
mas
gh
Oulster Lane
it’s site with Le Cheile Primary School. Also, An bo L-1000 ad
ph
d Ro
Street
y
King
Oldbridge Road Trinity
Francis S
St. Peter 's Cor nd
Shee
G ar d e ns Ro pe Walk
Bo
Bhradain Feasa, a gael-scoil, is located on Mill Road Green L Str
a
ary
S
Geo
Boyne
yn
an e rth St. M
tree
Boyne ad No
e
R168 Ro
in County Meath, east of the subject lands. The
treet
1607 rd ne
t
Fair S
treet Str
eet Co
Boy
W illia m
Scared Heart Secondary School is located 1.1km oad
Drog heda B
Riverbank Marsh R
The
from the site via Poorhouse Lane. On these basis L1002 Fa Drogheda all Road
Boro
Rathmullan Road ir eM rsh
the site is well served by local schools. Ga Ma
County Lout h
Th
te
R150
ugh
ypass
D is
R132 Boyn e R167 Dublin Road
With regards to public infrastructure and service
tric
t of
et
Highlands
provision, MacBride train station is located less than
e
The Dal
tre
Down Line
Dro
nt
Drogheda
lifo
yS
300m from the project boundary. Of relevance we
gh
MacBride
County Meath
Up Line
ar
l
Me
M
eda
nu e huire
Bailtini M
Dro
Ave
also note the RSES has also confirmed the DART Ha
ll
Congress
gh
oad R108 ea
ton Wheaton Hall
eR
ed
e Wh
(Dublin Area Rapid Transit) will be extended to L1005 Do
nor Pr iest Lan
aB
ypa
ne
d ge
Drogheda (para. 5.6).
Marle
oa lla
La
R Vi
in
ss
Mo t
ush
ran
Pla
s n
Ter w D ub
y
to
Beam
ra n e
Blackb
's Lan
ce s lin Ro dla
n ad oo
R152 ra
By W
e
outh
Local bus services can also be accessed close by St. Mar
ew
unty L
Boyn
dow Vi
e
ore R
St.
Ma Mea Co
woo d
Elmwo
ry 's Long
ad
ood
Th e
with Weirhope bus stops located approximately Elmw
Ce d
Ro
oad
The
y
Drogheda
re
rfi
Ca
od
's
a
eld
no
irn
Do vale
Cair
150m from the project boundary, operating at 9 Rose iew
s
Rosevale ow V
Mead
ns
irns
T h e Ca Du
15min frequency to the town centre and beyond R ose
vale bli n
T he
Haz
Road
eath A rd
Ri Fi
yM ve
Millmoun
uth nt
el L
via the D1 and D2 services. ew Oa
Cou e Vi
Mu
aks
Beamor
d
o en ks
yL ourw Th
a
ane
A rd Ri F iv
t
Ro
Av e
nici
eO
un llag
L agav o oren Mano
i eO
Co sV ak
tin
Boy
Fiv
M1 Oak
t
A rd Ri
p
sV
F ive
Pla
S qu
i lla
al D
e Road
ge
ne B
Co un ty Meat
In terms of road access, junctions 8 and 9 of the
ar e
h
istric
usin
national highway (M1) are less than 4km from the
e ss
t of
Knockbrack
Park
r
Layt
subject site and can be readily accessed via Donore Downs
own
Road (Junction 9) or Platin Road (Junction 8). Drogheda
Lagavooren
—
9
Be
tty
sto
Dr
og
wn
he
Key
da
By
pa
Bryanstown
ss
Railway Line L1601
S t. M 11
ary 's R108 L161
M1 Motorway 0 250m 500m 1km
k
lee 111
Du
Subject Site L16
Dr
1
og
h
21 2203 Local Context & Concept
3.3 Sequential Development
3KM
The merits of the sequential approach in
land use planning are well established.
In this regard, as the Planning Authority will
note, the development of land for residential 2KM
purposes is influenced by multiple factors
such as services, availability, accessibility
and existing infrastructure.
In response we submit the subject lands are
an example of why the sequential test should 1KM
examine each site in detail and not just look at it’s
location as they are adjacent to existing services,
infrastructure as they are adjacent to existing
services, infrastructure and strategically provide
an opportunity to connect the wider community.
In response we highlight the site is appropriate in
terms of sequential development given:
• The site is directly accessible from the existing
road infrastructure
• The site is serviced
• The site is included within a the settlement
boundary of Drogheda, in close proximity to
the town centre.
• The site is within walking and cycling distance
of local amenities. Key
• The site is sequentially the next available parcel
of lands for residential development and also Retail Park
represents infill development.
Recreation/Open Space
We submit these attributes make these lands
strategically important in the overall development
of Drogheda. Town Centre
Delivery of a residential scheme via an appropriate Civic Community &
land use zoning on these lands should therefore be Institutional
supported by the Planning Authority in advance of Drogheda Transport
many other land parcels elsewhere in Drogheda. Development Area
Existing Residential
New Residential
Employment Generating 0m 250m 500m 750m
Zone
23 2403 Local Context & Concept
3.4 Residential Zoning
Population Change Housing Market
To provide an overview for the Planning On this basis the population growth experienced As the Planning Authority will note, the Notably this growth in prices of 192% is greater
Authority in terms of local population both at County Level and in Drogheda all exceed housing market in Drogheda has shown than that experienced in County Dublin where
change and demand for housing, this section the growth in the state (31.3%) and the GDA significant growth in recent years, influenced prices have increased by 69.9% (excluding Dublin
provides a brief outline of the population (37.5%) during the same period. by it’s own population, economic growth and City Centre where growth has been 94.2% since
growth of the State, the Greater Dublin Area also by the overall demands being exerted the trough).
(GDA), Co Louth, Drogheda & Environs and However we note growth in the St. Laurence Gate for housing units both in County Louth and
also St. Laurence Gate ED according to the ED fell below all of the above-mentioned rates at in the Greater Dublin Area. It is clear these increases in prices are reflective of
CSO census data. 18.8% in the period from 1996-2016. Specifically the existing demand to live in the Drogheda area,
when considering the growth rate of County Louth On review and as set out in Table 1, we consider it both from local buyers and from those whose first
As can be noted from table 1 below, the population (39.8%) and Drogheda & Environs. (62% - almost is reasonable to assume this represents the natural preference would be to live in Dublin but due to
of County Louth grew by 39.8% between 1996 double that of the national average) over the growth of Louth’s population and the ongoing affordability issues they seek to reside in commuter
and 2016. Also, Drogheda & Environs has grown same period, this suggests a gross under-supply demand to live within commuting distance of towns such as Drogheda.
substantially between 1996-2016, from 25,282 in of residential development in this central area of Dublin City and along key transport corridors.
1996 to 40,956 in 2016, representing a population the town. Also, in terms of transactions data from the CSO
increase of 62%. Also, as is evident in relevant publications and for 2020 it shows that 34 market transactions took
statistics, there remains significant pressure on place in Drogheda (up to July 2020), with an average
At a more local level St. Laurence Gate ED (where the housing market in the Drogheda and Environs sale price of €248,554. On review, when compared
the subject lands are located), has grown by 18.8% area, with Drogheda being a more affordable and to average Dublin 1 sale prices of €351,667 for
from 1996 to 2016. accessible alternative to living in Dublin City. July 2020 it is evident Drogheda is a much more
affordable housing option for purchasers. Further,
However, on review of CSO data for new dwelling we note market evidence suggests in the price
completions it is noted that units constructed in range of €210,000 to €240,000 potential demand
recent years within County Louth still remains low, it at it’s strongest, particularly for three-bedroom
particularly for apartment unit provision. units.
Greater Drogheda & St. Laurence
Census Year State Co. Louth In terms of residential prices, the latest price in
Dublin Area Environs Gate Summary
the Drogheda eircode area is an asking price of
1996 3,636,087 1,405,671 92,166 25,282 3,423 €249,795 (June 2020), which is growth of 192% It is submitted the current lack of availability of
since the trough in April 2012 of €129,495. units is demonstrative of a shortage of supply and
2002 3,917,203 1,535,446 101,802 31,020 3,566 there exists a clear need to provide additional
residential units which are appropriate both in
% Change 8.0% 9.2% 10.5% 22.7% 4.2%
terms of unit mix and affordability.
2006 4,239,848 1,662,536 111,267 35,090 3,801
2017 2017 2017 2017 2018 2018 2018 2018 2019 2019 2019 2019 2020 2020
% Change 8.2% 8.3% 10% 13.1% 6.6% Louth
Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2
2011 4,588,252 1,804,156 122,897 38,578 4,004 Single
19 20 31 29 24 30 37 46 28 28 37 35 27 19
House
% Change 8.2% 8.5% 10.45% 9.9% 5.3%
Scheme
57 41 81 86 96 107 97 124 127 98 109 117 85 154
House
2016 4,761,86 1,907,332 128,884 40,956 4,068
Apartment 0 1 2 5 5 16 2 15 19 9 14 52 2 14
% Change 3.8% 5.7% 4.87% 6.2% 1.6%
Table 2: New dwelling completions in Louth, Type of Unit and Quarter (source: CSO)
Table 1: Population change of the State, the Greater Dublin Area, Louth and Drogheda & Environs and St. Laurence
Gate ED between 1996 and 2016 as derived from the CSO statistics
25 2603 Local Context & Concept
3.4 Residential Zoning
Vacancy Rate
Tables 3 below show the housing type and Further, our analysis has found that In terms
vacancy rate in County Louth, St. Laurence of existing apartment numbers it is noted that
Gate ED and the state respectively as per apartments form a low overall percentage of the
CSO data in 2016. housing mix within the county at only 4.6% of the
total residential stock.
On review it is noted the percentage of vacant
dwellings at County Level is extremely constrained On the basis of the above it is clear there is a
with 88.57% of units occupied and within St. need for more residential units to be provided
Laurence Gate ED it is 92.00%. This is extremely to accommodate the growing population within
high in comparison to the state figure of 85.22% County Louth and Drogheda & Environs, in
which demonstrates that both County Louth and particular for apartment units.
St. Laurence Gate ED have a lower rate of available
units than the remainder of the country. We consider this is reflected in the designation
of County Louth as a rent pressure zone since
Also, with ongoing population growth trends July 2019, which in turn correlates with market
evident from census figures this occupancy rate evidence that a higher vacancy rate is required
has increased in recent years as Drogheda is now to avoid excessive increases in rents or purchase Vacancy Rate of Housing Stock by County (geodirectory.ie) Apartment Units as a % of Housing Stock (geodirectory.ie)
classified as a rent pressure zone . prices and ensure a housing market functions
Further, at a county level it is noted from recent
efficiently.
Summary
figures that the vacancy rate in Louth is now
recorded at an extremely low rate of 3.7%.
• With Drogheda recognised as a regional • The population growth experienced at
growth centre in the context of a Dublin- County Level and the Drogheda and Environs
Belfast corridor (to be targeted for Area, all exceed the national growth rate
growth and investment as a key driver (31.3%) and the Greater Dublin Area (37.5%)
for the border region), we submit that from the period 1996-2016. St. Laurence
St. the delivery of residential scheme on Gate ED with a growth of only 18.8% in the
Louth County Laurence St. State
Louth the lands is wholly consistent with the same period has been restricted by lack of
Permanent Gate ED Laurence Permanent State % strategy and objectives as set out in dwelling unit provision.
County %
Dwellings Permanent Gate ED % Dwellings the NPF.
Dwellings • This growth together with the current lack
• As the subject lands are strategically of availability of units is demonstrative of a
Occupied 45,528 88.57% 1,529 92.00% 1,707,453 85.22% positioned within the settlement shortage of supply and there exists a clear
boundary of Drogheda, the proposed need to provide additional residential units
Temporarily development is consistent with the which are appropriate both in terms of unit
1,158 2.25% 35 2.10% 50,732 2.53%
Absent objectives set down by the RSES in that mix and affordability.
Unoccupied it will improve the supply of residential
761 1.48% 0 0.00% 62,148 3.10% units for Drogheda in a sustainable • This is reflected in the designation of County
Holiday Homes
manner, facilitating compact and focused Louth as a rent pressure zone since July
Other Vacant growth through the consolidation of the 2019, which in turn correlates with market
3,952 7.68% 98 5.90% 183,312 9.15%
Dwellings urban area. evidence that a higher vacancy rate is
required to avoid excessive increases in rents
Total 51,399 100% 1,662 100% 2,003,645 100% or purchase prices and ensure a housing
market functions efficiently.
Table 3: Occupancy Rates of Existing Units
• In summary, given the delivery of residential
units on the lands the proposal should be
supported by the Planning Authority.
27 2803 Local Context & Concept
r B oyne
Rive
3.5 Concept Design & Delivery
Being a greenfield site in a relatively central
location, the planning rationale is to create a Village Green
high quality residential development which
enhances the environment and provides
for a residential scheme appropriate to it’s Central Green Corridors
Main vehicle access to
context. and from Marsh Rd
As part of concept proposals & delivery of a
residential scheme on the lands going forward the Gateway Buildings/Plots
concept will aim to achieve:
• A scheme which creates a sense of place both arsh Road
within the site and it’s surrounds, allowing long
M
term stewardship and civic pride to flourish
amongst those who are to reside in and
surrounding the neighbourhood.
• A scheme which has adopts the principles of
sustainable urbanism, compared to typical
suburban residential development
• Cultural and social diversity through a variety
of residential unit types suitable for a range of
people and households, adding to the overall
housing type and tenure which are available in
the area.
• A high quality public realm, one which is
enclosed by attractive buildings which actively
front onto such spaces providing pedestrian
comfort and security. Existing Hedgerows
to be retained
• A street pattern conceived as a network,
forming a hierarchy of accessible and Pocket parks to be located within
each of the residential areas
permeable routes to create the greatest
number of alternatives when moving from one Potential Pedestrian
part of the neighbourhood to the other. Link to Train Station Potential Pedestrian Links to
adjacent residential areas.
• A scheme which responds to it’s locational
context in terms of density and scale, making Steep Slope &
Landscape Buffer Area
the best and most efficient use of the land and
Main transit loop/boulevard
the opportunities which it presents. connecting all areas of the site
Village Core - 3 & 4-storey
buildings at appropriate locations
0 50m 100m 200m
29 3003 Local Context & Concept
3.6 Phasing & Delivery
With a total site area of approximately 3 As part of the overall delivery of a residential
hectares it is anticipated the scheme will be scheme on the lands the development will be
developed over 2 phases. in accordance with national policy guidelines,
specifically:
The phasing approach will ensure completion of
all necessary works (car parking/open space/site • Childcare Facilities (2001)
works etc.) prior to the occupancy of each phase • Design Standards for New Apartments (2018)
of the development. Open space provision for the • Sustainable Residential Development in Urban
entire development will be 15% of the site area. Areas (2009)
• Urban Development and Building Height
Guidelines (2018)
Phase 1 - Approx. 1.5Ha
• Density: 35units/Ha minimum
• Facilities: Childcare Facility/Creche
• Unit Types: Variety of unit types
ranging from single family to multi-unit
apartment buildings.
• Establish connection to road and utility
infrastructure at Marsh Road.
• Install planting and landscape buffer on
south western boundary
• First phase of open space and green
spine to be developed as part of a wider
green infrastructure network.
Phase 2 - Approx. 1.5Ha
• Density: 35units/Ha minimum
• Facilities: Small scale community retail,
community/recreation centre.
• Unit Types: Variety of unit types
ranging from single family to multi-unit
apartment buildings.
• Completion of central boulevard/loop
• Completion of developments open
space network and green corridors.
• Potential for minor revisions following Key
lessons learned from Phase 1.
Creche
Phase 1
Phase 2
Marsh Road
31 3203 Local Context & Concept
3.7 Proposed Zoning (As Per Draft 2021-2027 CDP) 3.8 Recommended Zoning
The subject lands are designated as per the Also, the proposed E1 zoning designation is on the
As the Planning Authority will note, the section 28 Going forward, as part of the 2021-2027 CDP we
published Draft CDP 2021-2027 as: lands as per the current zoning is noted.
development plan guidelines state: request:
• ‘A1’ Existing Residential, and However, it is our considered assessment that
• Development plans should be strategic • The Planning Authority include the subject
• ‘E1’ General Employment. this ‘split zoning’ which relates to the lands is not
lands within the settlement envelope for
appropriate going forward, as it results in a conflict
• Development plans should be a catalyst for Drogheda.
On review we note this split zoning designation of land uses between what is now a residential
positive change and progress
which traverses the lands is due to the former area.
• The subject lands are zoned in entirety for
property which was located along the western • Development plans should anticipate future ‘A2 New Residential’.
portion of the site. This is particularly the case going forward given
needs on an objective basis
the adjacent Ravala SHD proposal, the LIHAF road
• The Development Management Zoning
For reference we refer to this “A1 - Existing and associated residual lands at this location which
• Socio-Economic Development is to be Matrix permits alternative uses to be
present a clear opportunity for residential schemes
Residential” zoning as shown in the proposed draft promoted acceptable in principle.
in proximity to the train station.
CDP 2021-2027 below.
We refer to section 3.9 overleaf which
demonstrates our justification is appropriate to
the context.
oad/R150
Marsh R
Key
A2 New Residential
Proposed Zoning under Draft Louth CDP 2021-2027 Recommended Zoning under Louth County Development Plan 2021-2027
33 3403 Local Context & Concept
3.9 Proposed Zoning & Context
On our review of the zoning objectives
e
and the local context we highlight the
surrounding land uses in the immediate vicinity
Boyn
are compatible with a proposed residential
er
scheme on the subject lands. We highlight:
• The western boundary is defined by the existing
Riv
Weirhope residential estate Drogheda Viaduct
• The northern boundary is defined by Marsh
Road (R150), with lands on the opposite side
of the road being open and underutilized land
adjacent to the River Boyne, and zoned for future
enterprise and employment.
• The eastern boundary is defined by the Louth
County Council LIHAF (Local Infrastructure
Housing Activation Fund) Road Scheme, which
provides access to the Drogheda Transport
ad /R150
o
Development Area (DTDA) via Marsh Road.
Marsh R
• The southern boundary is defined by the
aforementioned DTDA the objectives of which,
according to the DBCDP, is to
“protect and expand the existing Transport
Dublin-Belfast Ra
Hub around the train station and facilitate Lo
the development of Public Transport facilities
ut
including Residential, Retail, and Office
hC
Development’ (emphasis added).
o.C
• We note the location and principle for Ravala
o LI
SHD has been deemed acceptable by the both
H AF
the Planning Authority and the board. Ravala Newtown SHD
il C Ref: PL15 .305110
Sche
• We submit that zoning with subject lands as 456 Units
or
residential would be consistent and appropriate
me
rid
in land use terms with the surrounding land
or
uses, and consistent with national, regional and
Key
local policy objectives. Marsh Road
(Foul Sewer & Water)
Irish Railway Corridor Drogheda Train Station
Open Space & Recreation
Existing Residential
Proposed/Future Residential
Subject Site
0 50m 100m 200m
35 36Summary & 04 Conclusion 4.1 Summary & Conclusion
4.0 SUMMARY & CONCLUSION
This submission relates to the parcel of Key Points: that a higher vacancy rate is required to avoid • On our review of the zoning objectives and the
lands at Marsh Road, Drogheda. excessive increases in rents or purchase local context we highlight the surrounding
• With Drogheda recognised as a regional growth prices and ensure a housing market functions land uses in the immediate vicinity are
In summary this submission requests: centre in the context of a Dublin-Belfast corridor efficiently. compatible with a proposed residential scheme
(to be targeted for growth and investment as a on the subject lands.
• The Planning Authority include the key driver for the eastern and midland region), we • In terms of site context, the subject lands are
subject lands within the settlement submit that the proposed development is wholly in close proximity to the MacBride train station. • The addition of residential accommodation
envelope for Drogheda. consistent with the strategy and objectives as on the subject lands will provide a better ratio
set out in the NPF. • Existing cycle/footpaths also provide good of jobs-to-residents in an area of Drogheda
connections to services in the local area, namely which is zoned heavily for future industry/
• The entirety subject lands are zoned for • As the subject lands are strategically positioned the R150 (Marsh Road) which is well serviced employment expansion.
A2 New Residential. within the settlement boundary of Drogheda, by public transport offering a 15minute bus
the zoning of the lands for ‘A2 New Residential’ service (D1/D2 routes) to the Town Centre with • We submit these attributes make these
• The Development Management Zoning is consistent with the objectives set down by opportunity to continue onwards to Dublin lands strategically important in the overall
Matrix permits alternative uses to be the RSES in that it will improve the supply of (South) or Dundalk (North). development of Drogheda, and consider it
acceptable in principle and open for residential units for Drogheda in a sustainable appropriate for the Planning Authority to zone
consideration. manner through the consolidation of the urban • The site is appropriate in terms of sequential the subject lands for phase 1 residential going
area. development given: forward in the CDP.
• The population growth experienced at County (i) The site is directly accessible from the
Level and in the Drogheda and Environs Area existing road infrastructure.
exceed the national growth rate (31.3%) and
(ii) The site is serviced.
the Greater Dublin Area (37.5%) from the period
1996-2016. (iii) The site is included within the settlement
boundary of Drogheda, in close proximity
• There is a clear shortage of residential units to the town centre.
being provided in Drogheda, particularly within (iv) The site is within walking and cycling
the St. Laurence Gate ED. distance of local amenities.
(v) The site is sequentially the next
• This is reflected in the designation of County
Louth as a rent pressure zone since July 2019, available parcel of lands for residential
which in turn correlates with market evidence development and also represents infill
development.
39 40www.genesisplanning.co.uk
info@genesisplanning.co.uk
27 Patrick Street, Newry
Co. Down, BT35 8EB
T: (+44) 2830 493 001
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