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 - Louth County Council
PLANNING
SUBMISSION
LANDS AT
MARSH ROAD,
DROGHEDA,
CO LOUTH
PLANNING SUBMISSION LANDS AT MARSH ROAD, DROGHEDA, CO LOUTH - Louth County Council
Planning
        Submission
     Louth County Development Plan 2021-2027

                                    p r e pa r e d by :

                    Genesis Planning Consultants
                      Planning and Urban Design

                                  On Behalf Of:

                             PJ & EJ Doherty Ltd.

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PLANNING SUBMISSION LANDS AT MARSH ROAD, DROGHEDA, CO LOUTH - Louth County Council
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 Proposed Zoning (2021-2027 CDP)�������� 29
       3.6 Recommended Zoning������������������������������ 30
       3.7 Proposed Zoning & Context���������������������� 31

     4. Summary & Conclusion                                           34

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PLANNING SUBMISSION LANDS AT MARSH ROAD, DROGHEDA, CO LOUTH - Louth County Council
01 Introduction &
       Background

 1.1   Purpose of Report
 1.2   Subject Lands
 1.3   Site Location (National)
 1.4   Site Location (Local)
PLANNING SUBMISSION LANDS AT MARSH ROAD, DROGHEDA, CO LOUTH - Louth County Council
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 PJ & EJ
Doherty 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
4.7ha along Marsh Road (R150) in the Bryanstown
area of Drogheda, approximately 1.5km east of
what would be considered Drogheda Town Centre.
The northern boundary of the site is defined by
the River Boyne, occupying approximately 300m
of the Rivers southern bank.
                                                                                    Key
We submit the subject site would provide a suitable
                                                      Land zoned for retail under
location for a residential development.
                                                             DBCDP 2011-2017
This submission outlines the planning rationale       Land zoned as town centre
for the subject lands to be included as zoned           under DBCDP 2011-2017
residential in the forthcoming CDP.

 3                                                                                        4
PLANNING SUBMISSION LANDS AT MARSH ROAD, DROGHEDA, CO LOUTH - Louth County Council
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                  and investment in respect of the Dublin-Belfast
the site is located to the east of the town               economic corridor. The NPF reaffirms the ambition
                                                          for Drogheda to grow to city scale.
centre on zoned lands that currently permit
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.
                                                          The DART extension programme will also see                          Ports
With regards to the socio-economic context, there         significant infrastructure investment in the
are a large number of multi-national companies            nearby MacBride Train Station. Therefore given                      Gateways
across a wide range of sectors located in Drogheda,       the proximate location of the site to the town
and in conjunction with the economic growth of            centre, the train station, as well as areas zoned for               Hubs
the town, there has been a steady increase in the         employment purposes, the subject lands provide
local population over the past couple of decades.         an ideal location for residential development.                      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
PLANNING SUBMISSION LANDS AT MARSH ROAD, DROGHEDA, CO LOUTH - Louth County Council
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 comprise approximately
4.7ha which are strategically located east                                                                                                                                                                                        Boyne Business Park
of Drogheda Town Centre, on the southern                                                                                                                                        Lourdes Stadium
bank of the River Boyne.
                                                                                                                           Drogheda United FC
                                                                   Oliver Plunketts GAA                                                                                     Our Lady Hospital
The remainder of the site is bound by Marsh
Road to the south (from which there are multiple
existing access points), open undeveloped land to
the west and Inver Colpa Rowing Club to the east.
                                                                                                                                                                                                                                  Our Ladys
There are a number of structures existing on the               Mary McAleese Bridge                                                                        Magdalene Tower
site, mainly warehouse/storage buildings which
are currently vacant. The residual area of the site                                           River B                                                                                 Boyne Viaduct
remains undeveloped with the exception of ESB                                                           oyne                                                                                                                                  Project Site
and eircom poles.
                                                                                                                                                                                                                                                   50
                                                                                                                                                                                                                                      a rsh Road/R1
                                                                                                                                                             Town Centre                                                             M
In terms of immediate location and connections,
Marsh Road connects Drogheda Town Centre with                                                                                                                                             Scotch Hall
Mornington and Donacarney and runs on an east –
                                                                                                                                                                                                                                                DTDA
west axis parallel to the River Boyne.                                                                                                                                          Drogheda Train Station
                                                                                                                            Ballsgrove
The lands are also close to Drogheda Train Station,
Drogheda Port, Drogheda Town Centre and less
than 5km from junctions 8, 9 and 10 of the M1                 M1
Corridor. The existing Weirhope Bus Stop is located
                                                                                          Tredagh
on the south east boundary of the site is served by
frequent bus services to and from the town centre.
                                                                                                                             Donore Road Industrial Estate                                        Southside Medical Centre
The lands also have existing pedestrian access to
                                                                                                                  d
the town centre along Marsh Road
                                                                                                               Roa
                                                                                                             e                                          Funtasia
                                                                                                           or
Being immediately adjacent to the River Boyne,                                                        om
we note there are a number of environmental                                                         Dr                                                  r rid
                                                                                                                                                              or   Wolfe Tones GAA
designations located to the north of the subject                                                                                                      o
                                                                                                                                                  il C
lands associated with the river including:                                                                                                   Ra
                                                                                                                                        in
                                                                             Drogheda Retail Park                                 u   bl
•       Boyne Coast and Estuary SAC
                                                                                                                              D
•       River Boyne and Blackwater SAC                                                                                     n-
                                                                                                                        va
•       Boyne Estuary SPA
                                                                                                                      Na

Overall the site enjoys good road frontage with
the R150 forming the southern boundary of the
site, as well as significant frontage along the River
which is a huge asset.

With services already existing on site as well as
direct access at multiple points along the R150 we                                                                                    Boyne Brewhouse
submit this site should be prioritised for residential   0      250m     500m                 1km
development in the forthcoming CDP.

    7                                                                                                                                                                                                                                               8
PLANNING SUBMISSION LANDS AT MARSH ROAD, DROGHEDA, CO LOUTH - Louth County Council
02 Policy

 2.1 National Policy Context
 2.2 Regional Policy Context
 2.3 Local Policy Context
PLANNING SUBMISSION LANDS AT MARSH ROAD, DROGHEDA, CO LOUTH - Louth County Council
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 relate to the
                                                    subject lands, 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...
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 tiered
                                                        and enhanced levels of amenity and design               building height and car parking will be based               approach set out in the NPF these lands should
                                                        quality, in order to sustainably influence and          on performance criteria that seek to achieve                therefore be prioritized under the development
                                                        support their surrounding area.’                        well-designed high quality outcomes in order to             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 development would see significant
                                                                                                            •   Objective 44 states ‘In co-operation with                   regeneration of a brownfield, infill site along
                                                                                                                relevant Departments in Northern Ireland, to                the Boyne waterfront.
                                                                                                                further support and develop the economic
                                                                                                                potential of the Dublin-Belfast Corridor and in         •   The subject lands are sequentially acceptable,
                                                                                                                particular the core Drogheda-Dundalk-Newry                  contiguous to existing developed lands and in
                                                                                                                network and to promote and enhance it’s                     close proximity to the urban core of Drogheda.
                                                                                                                international visibility.’
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PLANNING SUBMISSION LANDS AT MARSH ROAD, DROGHEDA, CO LOUTH - Louth County Council
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
                                                                                                                                                           investment and the preparation of urban area
                                                                                             development throughout the Region.’
                                                                                                                                                           plans.
                                                                                             In line with the NPF, Drogheda is recognised by         •     ‘Drogheda to realise its potential to grow to
                                                                                             the Regional Spatial and Economic Strategy for                city scale and secure investment to become
                                                                                             the Eastern and Midland Region (RSES2018) as a                a self-sustaining Regional Growth Centre on
                                                                                             regional growth centre and a regional driver with             the Dublin-Belfast Economic Corridor, driving
                                                                                             ‘significant sustainable growth potential’.                   synergies between the Drogheda-Dundalk-
                                                                                                                                                           Newry cross border network.’
                                                                                             The policy for the Dublin-Belfast corridor
                                                                                             encourages focused growth in the Regional               •     ‘Safeguard and improve accessibility and
                                                                                             Growth Centres of Drogheda and Dundalk to grow                service by rail, road and communication
                                                                                             to city scale, with both having been identified               between Dublin and Belfast and drive cross
                                                                                             for significant population growth to achieve a                border networks between Drogheda, Dundalk
                                                                                                                                                           and Newry. Post–Brexit, consideration should
                                                                                             population in the region of 50,000 by 2031.
                                                                                                                                                           be given to a process that can establish
                                                                                                                                                           protocols for environmental protection and
                                                                                             In this context Drogheda is also identified as one of         movement of people and goods.’
                                                                                             the key settlements that is critical to the success
                                                                                             of both the RSES and NPF. It is recognised by the       •     ‘Facilitate the regeneration of lands at
                                                                                             RSES that regional drivers:                                   MacBride Station to capitalise on existing
                                                                                                                                                           and planned public transport infrastructure,
                                                                                             ‘will accommodate significant new investment in               including the DART Expansion Programme
                                                                                             housing, transport and employment generating                  whilst avoiding development that detracts
                                                                                             activity. They are important self-sustaining centres          from the town centre.’
                                                                                             that act as economic drivers for the Region,
                                                                                             capitalising on their strategic location and high-      •     Also specific objectives relative to Drogheda in
                                                                                             quality connections to Dublin, while also servicing           the RSES include RPO’s 4.11 to 4.18, 4.20, 6.3,
                                                                                                                                                           6.30, 8.6, 8.8, 8.11, 8.12 and 8.22.
                                                                                             and supporting a wider local economy’.

                                                                                             In terms of the development strategy outlined in
                                                                                             the RSES, in relation to Drogheda it echoes the
                                                                                             NPF in that it states:                                      Summary
                                                                                                                                                         As the subject lands are strategically positioned
                                                                                             •   ‘Facilitate collaboration to support the                within the settlement boundary of Drogheda,
                                                                                                 development of the Dublin-Belfast Economic
                                                                                                                                                         the zoning of the subject lands for residential
                                                                                                 Corridor, to drive synergy in the Drogheda-
                                                                                                                                                         development is consistent with the objectives set
                                                                                                 Dundalk-Newry cross border network.’
                                                                                                                                                         down by the RSES. The subject lands will improve
                                                                                             •   ‘Compact and focused growth in the Regional             the supply of residential units for Drogheda in
                                                                                                 Growth Centres of Drogheda and Dundalk to               a sustainable manner, facilitating compact and
                                                                                                 grow to city scale.’                                    focused growth, consolidation of the urban area as
                                                                                                                                                         well as brownfield, infill and waterfront regeneration.

Extract from RSES for EMRA relating to the Functional Urban Areas and Large Towns CSO 2016

 13                                                                                                                                                                                                        14
02 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
                                                                           Retail park : To provide for the development of a retail
                                                            RP.           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

commuter town, the Council is keen to support the
                                                                          Output is Ancilliary to the primary use.

policies and objectives of the Drogheda Borough
Council Development Plan, particularly having
                                                                          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

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

as a self-sustaining Primary Development Centre
                                                                          public open space.

that will energise development within its own                             Civic Community & Institutional: To Provide &
                                                            CCI .
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;               DTDA.          Drogheda Transport Development Area:To protect

as extended).
                                                                          and expand the existing Transport Hub around the train
                                                                          station and facilitate the development of Public Transport
                                                                          facilities including Residential ,Retail and Office
                                                                          Development.

The subject lands are designated in the DBCDP                             Neighbourhood Centres:To Protect, provide for and
                                                           NC .
2011-2017 as ‘EGZ’ (Employment Generating                                 improve Local Shopping Facilities in order to create and
                                                                          retain a vibrant and sustainable Neighbourhood Centre to
                                                                                                                                       Project Site
Zone) and ‘OS’ (Open Space & Recreational. The
                                                                          serve Primarily Local Needs.

zoning objectives of both designations can be seen         LPS .          Local Primary shops.To Protect,Provide for and

opposite.
                                                                          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                                                                                  DROGHEDA BOROUGH
                                                                                                                                                                                                                    COUNCIL
                                                                          open space and recreational amenities.
                                                                                                                                                                                                           LAND USE ZONING OBJECTIVE MAP
                                                                                                                                                                                                                          ZONING OBJECTIVES

 Summary
                                                                                                                                                                                                                                  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
                                                                                                                                                                                                                                  existing residential development.

                                                                          District centre.To Create A Sustainable District Centre
                                                           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.

 With existing residential development located
                                                                          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.

                                                                                                                                                                                                                                   Retail park : To provide for the development of a retail
                                                                                                                                                                                                          RP.                     warehouse park inaccordance with an approved
                                                                                                                                                                                                                                  framework plan and subject to the provision of necessary
                                                                                                                                                                                                                                  physical infrastructure.

 immediately south of the subject site (Weirhope
                                                                                                                                                                                                         EGZ.                     Employment Generating Zone:To provide for the The
                                                                                                                                                                                                                                  Development Of Business And Employment Generating
                                                                                                                                                                                                                                  Business Activity ,which is Primarily
                                                                                                                                                                                                                                  Manufacturing,Service Orientated and whose Retail

                                                                                  Transportation Corridors. (Roads.)                                                                                                              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.

 Housing Estate) and an application for 456 units
                                                                                                                                                                                                                                  To include a maximum 25 % residential and 16.5 % usable
                                                                                                                                                                                                                                  public open space.

                                                                                  Transportation Corridors. (Bridges )                                                                                    CCI .                   Civic Community & Institutional: To Provide &
                                                                                                                                                                                                                                  Protect necessary Community ,Recreational &
                                                                                                                                                                                                                                  Educational Facilities.

                                                                                                                                                                                                                                  Redevelopment or Renewal of Obsolete Areas:
                                                                                                                                                                                                         RRO .

 around MacBride Station as part of DTDA (deemed
                                                                                                                                                                                                                                  Further study required to determine future use

                                                                                                                                                                                                                                  Drogheda Transport Development Area:To protect
                                                                                                                                                                                                         DTDA.                    and expand the existing Transport Hub around the train

                                                                                  Drogheda Borough Boundary.                                                                                                                      station and facilitate the development of Public Transport
                                                                                                                                                                                                                                  facilities including Residential ,Retail and Office
                                                                                                                                                                                                                                  Development.

                                                                                                                                                                                                                                  Neighbourhood Centres:To Protect, provide for and
                                                                                                                                                                                                         NC .

 acceptable by the Bord and Planning Authority), we
                                                                                                                                                                                                                                  improve Local Shopping Facilities in order to create and
                                                                                                                                                                                                                                  retain a vibrant and sustainable Neighbourhood Centre to
                                                                                                                                                                                                                                  serve Primarily Local Needs.

                                                                                                                                                                                                                                  Local Primary shops.To Protect,Provide for and
                                                                                                                                                                                                         LPS .                    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

 submit the subject lands are suitable for a residential
                                                                                                                                                                                                                                  open space and recreational amenities.

                                                                                                                                                                                                                                  District centre.To Create A Sustainable District Centre
                                                                                                                                                                                                         DC .                     Outside the Town Centre which will Operate as a
                                                                                                                                                                                                                                  Complementary Retail Hub to the Existing Town Centre.

                                                                                                                                                                                                                                           Transportation Corridors. (Roads.)

                                                                                                                                                                                                                                           Transportation Corridors. (Bridges )

 development and should be zoned accordingly in the
                                                                                                                                                      (C) Ordnance Survey Ireland.All rights reserved.                                     Drogheda Borough Boundary.
                                                                                                                                                          License number 2011 /30 CCMA Louth Local
                                                                                                                                                          Authorities.

                                                                                                                                                                                                                 DROGHEDA BOROUGH COUNCIL

 upcoming CDP.
                                                                                                                                                                                                                 DEVELOPMENT PLAN 2011 -2017

                                                                                                                                                                                                                         COMHAIRLE THOGHLACH
                                                                                                                                                                                                                            DHROICHEAD ATHA
                                                                                                                                                                                                                       DROGHEDA BOROUGH COUNCIL

                                                                  DROGHEDA BOROUGH COUNCIL
                                                                                                                                                                                                                       COUNCIL OFFICES
                                                                                                                                                                                                                       FAIR ST,
                                                                                                                                                                                                                       DROGHEDA,
                                                                                                                                                                                                                       CO. LOUTH.
                                                                                                                                                                                                                       Phone (041)9833511 Fax (041)9876184.

                                                                                                                                                                                                                             BOROUGH ENGINEER

                                                                  DEVELOPMENT PLAN 2011 -2017                                                                                                            DRAWN
                                                                                                                                                                                                                M.KIMMINS

                                                                                                                                                                                                           Ordnance Survey Ireland.All rights
                                                                                                                                                                                                           reserved.
                                                                                                                                                                                                           License number 2011 /30 CCMA
                                                                                                                                                                                                                                                      SCALE

                                                                                                                                                                                                                                                      DATE
                                                                                                                                                                                                                                                             1:10,000

                                                                                                                                                                                                           Louth Local Authorities.                          March 11

                                                                     COMHAIRLE THOGHLACH

 15                                                                                                                                                                                                                               16
                                                                         DHROICHEAD ATHA
                                                                    DROGHEDA BOROUGH COUNCIL
                                                                    COUNCIL OFFICES
                                                                    FAIR ST,
                                                                    DROGHEDA,
                                                                    CO. LOUTH.
03 Local Context

 3.1 Site Context
 3.2 Local Connections
 3.3 Sequential Development
 3.4 Residential Zoning
 3.5 Proposed Zoning
     (As Per Draft 2021-2027 CDP)
 3.6 Recommended Zoning
 3.7 Proposed Zoning & Context
03 Local Context & Concept

                                                                            Hand Street                                                          The Sycamores
3.1 Site Context
The subject lands are located north of
Marsh Road in the Bryanstown area east of
                                                                                                                                       o r t h Strand/R167
Drogheda Town Centre, in close proximity                                                                                              N
to the Irish Rail Corridor, Drogheda Viaduct
and MacBride train station.

                                                                                                                                              Boyn e
Consisting of a brownfield parcel of lands
measuring a total 4.7 hectares, the site borders
open undeveloped lands along it’s western                                                                                             R iv er
boundary, the River Boyne to the north, Inver
Colpa Rowing Club along the eastern boundary                                   Drogheda Viaduct

                                                                                                                                                                       Rowing C
                                                                                                                                                                       Inver Col
and Marsh Road (R150) to the south.

Of relevance to the local context is the Ravala

                                                                                                    Dublin-Belfast Rail Corridor
Newtown SHD which has been subject to a judicial

                                                                                                                                                                                 pa
                                                                                                                                                                                 lub
review challenge located to the south-east of the
subject lands. Although permission has not been                                                                                                        g
granted, we note the location and principle for                                                                                                 Existin using
                                                                                                                                                       o
Ravala SHD has been deemed acceptable by the                                                                                                    Wareh
both the Planning Authority and the board.

In terms of existing site features, multiple access
points to the site already exist from Marsh Road
along the southern boundary, characterised by
                                                                                                                                                                             R150
entrance railings and mature trees in places.
                                                                                                                                                                 Marsh Road/
                                                                           Ship St

Existing site conditions are characterised by
relatively flat lands with some existing unused
                                                                             reet

warehousing located in the eastern section of the
site.

There are existing views of the site from the
immediate stretches of Marsh Road (R150), from                                                                                     Weirhope
                                                                                      Carm ges

adjacent residential properties in Weirhope as well                                                                                Residences
                                                                                       Cotta

as from the Boyne river and portions of the north
                                                                                             Key
                                                                                           ellite

strand on the opposite site of the river.                                                                                                                                  Ravala Newtown SHD
                                                                      Marsh Road
                                                             (Foul Sewer & Water)                                                                                            Ref: PL15 .305110
Overall the site benefits from it’s location on the
river front, it’s proximity to Drogheda Town Centre          Irish Railway Corridor                                                                                         456 Units (Pending)
(one of the fastest growing towns in the state), as             Trees/Hedgerows
well as it’s proximity to significant public transport
                                                              Existing Residential
infrastructure (MacBride Train Station, Weirhope
Bus Stops) and existing utility services along                        Subject Site
Marsh Road (R150)
                                                              Existing Site Access

                                                         0        50m         100m        150m

 19                                                                                                                                                                                         20
3KM
                                                                                                                                                   5KM

                                 03 Local Context & Concept
                         L2318

                                                                                                                                                                                                                                                                                                                                                                                                                                          nt
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              L2307

                                                                                                                                                                                                                                                                                                                                                                                                                                              i es
                                                                                                                                                 5KM
 G
     ol

                                                                                                                                                                                                                                                                                                                                                                                                                                               La
          fC

                                                                                                                                                                                                                                                                                                                                                                                                                                                 ne
               lu
                 b
                     R
                     oa

                                                                                                                                                       Drogheda (North)
                       d

                                                Ki                                                                                                           10
                                                  ng
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             et

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            Bally
                                                       W

                                 3.2 Local Connections

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         e
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      Str
                                                       ill

                                                                                                                                                                                                   H

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                                                          ia

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                                                              's                                                                                                                                       ill
                                                           m

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                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              d

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                                                                                                                                                                                                                  Ra                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              s ha nk

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   enny
                                  Go

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                                    lf C

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                                                                     n

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                                                                     L2321                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    D u nli n S
                                                                                                                                                                                                                             4KM
                                        lu b

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        R oa
                                         Ro

                                 Marsh Road, which forms the primary road

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           d
                                           ad

                                                                                     St.                                                                                                                                                                                                                                      ross
                                                                                                                                                                                                                                                                                                                     e rn C

                                                                                                                                                                         Drogheda Bypass
                                                                                                                                                                                                                                                                                                         North
                                 frontage of the site, connects Drogheda town
                                                                                         P
                                                                                       ete
                                                                                          r 's                                                                                                                                                                                     R166

                                                                                                                                                                                                                                                                                                                                                                                                                                                                   Twe
                                 centre with Mornington and Donacarney

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               Ch
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                St. P ete

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 estn
                                                                                                                                                                                                                                                                                                                                                                                                                                                                      ntie
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         r's

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    For
                                 and runs     on an east–west axis parallel to the

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     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
                                 River Boyne.

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       Up Line

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        e
                                         Club
                                                                                                                                                                 M1                                                                                                                                                               3KM                                                                                                                                                                                                                                                                                                                                                                                                            w
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     oo

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            y
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                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           d D ri

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               e
                                                                                                                                                                                                                                                                                                                                                                                                                                    Li
                                                                                                                                                                                                                                                                                                                                                                                     N
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 Fai

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                                                                                                                                                                                                                                                                                                                                                                                                                                      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

                                                                                                                                                                                                                                                                                                                                                                                               Ro

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   x
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               Fla
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           ark
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     Ballyp

                                                                                                                                                                                                                                                                                                                                                                                                  ad

                                                                                                                                                                                                                                                                                                                                                                                                                            hit
                                                                                                                                                                 Drogheda Bypass
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      Forest Hil l
                                                                                            Nor ern Cross N51

                                                                                                                                                                                                                                                                                                                                                                                                                               eth
                                                      Count                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    Bea
                                 DroghedaBoyne town centre          and therefore hasthaccess               to                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       ulie
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             R166

                                                                                                                                                                                                                                                                                                                                                                                                                                  orn
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          u Vie
                                                             M                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 w
                                                                                  y

                                                               ea

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    Newfield
                                                                  th                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                ill Lane

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    ad
                                                                                                                                                                                                                                                                                                                                                                                                                                   ss Lane                                                                                                                                                                                     Flaxm
                                 all of the social infrastructure         facilities of the town                                                                                                                                                                                                                                                                                                                                Cro                                                                                                                                                                                                                                                                                                                    d                                                                            Ro

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    Newfield
                                                                                                         Slane
                                                                                                               R o ad                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           R   oa                                                                         w
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                n
                                                                                                                                                                                                                                                                                                                                                                                        L1001                                                                                                                                                                                                                                              As                                                                                               l
                                                                                                                                                                                                                                                                                                                                                                                                                                          2KM                                                                                                                              L2275                                                                                                                                                         el

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         Newto
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             ca
                                 core. In the immediate area the site enjoys good

                                                                                                                                                                                                                                                                                                                                                                                                                             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

                                                                                                                                                                                                                                                                                                                                                              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
                                 Drogheda grammar school is located on

                                                                                                                                                                                                                                                                                                                                                              Fount
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             se P
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      P e ar                                                                                                                                                                                                Our Lady's                                             ete

                                                                                                                                                                                                                                                                                                                                                                                                iew
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   Brugha                                                                                                                                                                                                                                                                                                                     St. P

                                                                                                                                                                                                                                                                                                                                                                                      Hill
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        Bóthar
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      1KM                                                                                                                                                                                                    College

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                Sráid
                                                                                                                                                                                                                                                                                                                                                                   ain Hill
                                 Mornington Road, approx. 2km east of the site, and                                                                      Bo
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              R899

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  Na Cil
                                                                                                                                                              y ne
                                 which also shares it’s site with Le Cheile primary                                                                                                                                                                                                                                                                                                                                         Ashfi

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   rg e's Street

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    Tho
                                                                                                                                                                                                                                                                                                                                                                                                                                 el d
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                tre e t
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       Scarlet S

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         le
                                                                                                                                                                                                                                                                                                                                                                                                           Lou
                                                                                                                                 ouse

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       mas
                                                                                                                                                                                                                                                                                                                                                                                                              gh

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           Oulster Lane
                                 school. Also, An Bhradain Feasa, a gael-scoil, is                                                                                                                                                                                                                                                                                                                              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

                                 located on mill road 2km south-east of the subject                                                                                                                                                                                                                                                                                                                                                                                                                          Green L                                                                                                                                                               Str
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      a
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      ary

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           S
                                                                                                                                                                                                                                                                                                                                                                                                                                                                              Geo
                                                                                                                                                                                                                                                                Boyne
                                           yn

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     an e                                                                                                                                                 rth                                                                                                                                                                 St. M

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         tree
                                                                                                                                                                                                                                                                                                                                                                        Boyne                                                                                                                                                                                                                                                  ad                                   No
                                               e

                                                                                                                                                                                                                                                                                                                                                                                                                                                      R168                                                                                                                                                                  Ro
                                 lands. The sacred heart secondary school is located

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              treet
1607                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     rd                                                                       ne

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             t
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        Fair S
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              treet                                                  Str
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        eet                                            Co
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        Boy
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         W illia m
                                 1.1km from the site via poorhouse lane. On these                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     oad
                                                                                                                                                                   Drog heda B

                                                                                                                                                                                                                                           Riverbank                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              Marsh R

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 The
                                 basis the site is well served by local schools.                                                                                                                                                                                                                                                                                                               L1002                                                                          Fa                             Drogheda                                                                         all                                                                                   Road

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      Boro
                                                                                                                                                                                                                                                                                                                                                           Rathmullan Road                                                                                                         ir                                                                                                       eM                                                                                  rsh
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        Ga                                                                                                                                                                                    Ma

                                                                                                                                                                                                                                                                                       County Lout h
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          Th
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   te
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        R150

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        ugh
                                                                                                                                                                        ypass

                                 With regards to public infrastructure and service

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          D is
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            R132                                     Boyn e R167                                                                                          Dublin Road
                                 provision, MacBride train station is located

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                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      et
                                                                                                                                                                                                                                                          Highlands
                                 approximately 300m from the project boundary.

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                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           The Dal
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                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      Down Line

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                                 Of relevance we also note the RSES has also                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          Ha
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                                 confirmed the DART (Dublin Area Rapid Transit)                                                                                                                                                                                                                                                   L1005                                                                                                          Do
                                                                                                                                                                                                                                                                                                                                                                                                                                                   nor                                                                       Pr   iest Lan
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                                 will be extended to Drogheda (para. 5.6).

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                                 Local bus services can also be accessed close by                                                                                                                                                                                                                        St. Mar
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                                 boundary, operating at 15min frequency to the                                                                                                                                                9                                                                                                                                                                                                                                                                                              Rose                                                                        iew

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                                 town centre and beyond via the D1 and D2 services.                                                                                                                                                                                                                                                                                                                                                                                                                                                                         R ose
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                                 In terms of road access, junctions 8 and 9 of the
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                                 motorway (M1) are less than 4km from the subject

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                                 site and can be readily accessed via Donore Road
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                                                                                                                                                                                                                                                                                                                     t of

                                                                                                                                                                                                                                                                                                                                                                                              Knockbrack
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                                 (Junction 9) or Platin Road (junction 8).                                                                                                                                                                                                                                                                                                                      Downs
                                                                                                                                                                                                                                                                                                                       own

                                                                                                                                                                                                                                                                                                                                                                                                                        Lagavooren
                                                                                                                                                                                                                                                                           Drogheda
                                                                                                                                                                                                                                                                                                                            —

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                                                                                                      Railway Line                      L1601
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                                                                                  ary 's                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               R108                                                                                                                                                                                         L161
                                                                                           M1 Motorway                                                      0                               250m 500m                                                           1km
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                                                                                                         Subject Site                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         L16
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                                    21                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     22
03 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
purposes is influenced by multiple factors                                                       2KM
such as services, availability, accessibility
and existing infrastructure.

In response we submit the subject lands are an
example of why the sequential test should examine
each site in detail and not just look at it’s location.                                    1KM
We also highlight the sequential approach
is required under the NPF; specifically under
appendix 3 therein which seeks to prioritise ‘Tier
1: Serviced Zoned Land’.

In response we highlight the site is appropriate in
terms of sequential development given:

•    The site is to be categorised as ‘Tier 1
     Service Zoned Land’ as per the NPF and
     should therefore be prioritised for residential
     development.
•    The site directly accessible from the existing
     road infrastructure.                                                                                 Extant permission
•    The site is serviced.                                                                                     17387
•    The site is included within the settlement                                      Key
     boundary of Drogheda, in close proximity to
     the town centre.                                                 Retail Park
•    The site is within walking and cycling distance
     of local amenities and major public transport        Recreation/Open Space
     infrastructure.
•    The site is sequentially the next available parcel
     of lands for residential development and also                   Town Centre
     represents brownfield infill development as
     well as waterfront regeneration.                         Civic Community &
                                                                     Institutional
We submit these attributes make these lands                  Drogheda Transport
strategically important in the overall development            Development Area
of Drogheda.
                                                              Existing Residential
Delivery of a residential scheme via an appropriate
land use zoning on these lands should therefore be
supported by the Planning Authority in advance of                New Residential
many other land parcels elsewhere in Drogheda.
                                                          Employment Generating                  0m    250m         500m       750m
                                                                          Zone

    23                                                                                                                          24
03 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 (where the site is             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
located) according to the 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,      is 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 median price in
                                     Dublin Area                          Environs                Gate                                                                       Summary
                                                                                                                   the Drogheda eircode area was €249,795 (June
      1996            3,636,087         1,405,671          92,166            25,282               3,423            2020), which is growth of 192% since the trough           It is submitted the current lack of availability of units
                                                                                                                   in April 2012 of €129,495.                                is demonstrative of a shortage of supply and there
      2002            3,917,203         1,535,446          101,802           31,020               3,566                                                                      exists a clear need to provide additional residential
                                                                                                                                                                             units which are appropriate both in terms of unit mix
  % Change              8.0%              9.2%              10.5%             22.7%               4.2%
                                                                                                                                                                             and affordability.

      2006            4,239,848         1,662,536          111,267           35,090               3,801
                                                                                                                                 2017 2017 2018 2018 2018 2018 2019 2019 2019 2019 2020 2020 2020
  % Change              8.2%              8.3%               10%              13.1%               6.6%                Louth
                                                                                                                                  Q3   Q4   Q1   Q2   Q3   Q4   Q1   Q2   Q3   Q4   Q1   Q2   Q3
      2011            4,588,252         1,804,156          122,897           38,578               4,004               Single
                                                                                                                                   31     29     24     30     37      46     28      28      37      35      27      19      37
                                                                                                                      House
  % Change              8.2%              8.5%             10.45%             9.9%                5.3%
                                                                                                                     Scheme
                                                                                                                                   81     86     96     107    97     124    127      98     109     117      85     155     105
                                                                                                                      House
      2016            4,761,86          1,907,332          128,884           40,956               4,068
                                                                                                                   Apartment       2       5      5     16      2      15     19      9       14      52       2      14       7
  % 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                                                                                                                                                                                                                                26
03 Local Context & Concept

3.4 Residential Zoning
Vacancy Rate

Table 3 below shows 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 growth           •   This growth together with the current lack of
                                                                                                                centre in the context of a Dublin-Belfast corridor          availability of units is demonstrative of a shortage
                                                                                                                (to be targeted for growth and investment as a              of supply and there exists a clear need to provide
                                                                                                                key driver for the border region), we submit that           additional residential units which are appropriate
                                                                                                                the delivery of residential scheme on the lands             both in terms of unit mix and affordability.
                                                     St.                                                        is consistent with the strategy and objectives
                   Louth County                   Laurence         St.         State
                                       Louth                                                                    as set out in the NPF.                                  •   This is reflected in the designation of County
                    Permanent                     Gate ED       Laurence     Permanent       State %                                                                        Louth as a rent pressure zone since July 2019,
                                      County %
                     Dwellings                   Permanent      Gate ED %    Dwellings                        • As the subject lands are strategically positioned           which in turn correlates with market evidence
                                                 Dwellings                                                      within the settlement boundary of Drogheda,                 that a higher vacancy rate is required to avoid
                                                                                                                the proposed development is consistent with                 excessive increases in rents or purchase prices
   Occupied            45,528          88.57%         1,529       92.00%      1,707,453      85.22%             the objectives set down by the RSES in that it              and ensure a housing market functions efficiently.
                                                                                                                will improve the supply of residential units for
  Temporarily                                                                                                   Drogheda in a sustainable manner, facilitating          •   In summary, considering the above the proposed
                        1,158           2.25%          35          2.10%        50,732        2.53%
    Absent                                                                                                      compact and focused growth through the                      zoning of the subject lands for residential
 Unoccupied                                                                                                     consolidation of the urban area.                            development should be supported by the
                         761            1.48%           0          0.00%        62,148        3.10%                                                                         Planning Authority.
Holiday Homes
                                                                                                              • The population growth experienced at County
 Other Vacant                                                                                                   Level and the Drogheda and Environs Area,
                        3,952           7.68%          98          5.90%       183,312        9.15%
  Dwellings                                                                                                     all exceed the national growth rate (31.3%)
                                                                                                                and the Greater Dublin Area (37.5%) from the
      Total            51,399           100%          1,662        100%       2,003,645       100%              period 1996-2016. St. Laurence Gate ED with
                                                                                                                a growth of only 18.8% in the same period has
Table 3: Occupancy Rates of Existing Units                                                                      been restricted by lack of dwelling unit provision.

 27                                                                                                                                                                                                                          28
03 Local Context & Concept

3.5 Proposed Zoning (As Per Draft 2021-2027 CDP)                                                             3.6 Recommended Zoning

The subject lands are designated as per the         However, it is our considered assessment that 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:                   current/proposed zoning for the site would be            development plan guidelines state:                    request:
                                                    more appropriate as residential going forward, as
•    ‘E1’ General Employment, and                   the site is located in what is can be considered a       •   Development plans should be strategic             •   The Planning Authority include the subject
•    ‘H1’ Open Space                                residential area.                                                                                                  lands within the settlement envelope for
                                                                                                             •   Development plans should be a catalyst for            Drogheda.
On review we note these zoning designations are     This is particularly the case going forward given the        positive change and progress
                                                                                                                                                                   •   The subject lands are zoned in entirety for ‘A2
the same/similar to that contained within the       existing residential context which surrounds the
                                                    site, as well as the nearby Ravala SHD proposal,         •   Development plans should anticipate future            New Residential’.
Current Louth CDP (2015-2021) which accords
with the Drogheda Borough Council Development       and extant permission reference 17387 which are              needs on an objective basis                       •   The Development Management zoning matrix
Plan (2011-2017; as extended).                      both located further away from the town centre                                                                     also permits alternative uses to be acceptable
                                                    than our client’s lands.                                 •   Socio-economic    development      is   to   be       in principle.
We also note that the current zoning designations                                                                promoted
are proposed to be maintained in the forthcoming    The sequential approach for residential zoning(s)                                                              We refer to section 3.7 overleaf which
CDP 2021-2027.                                      under the NPF are also again highlighted as                                                                    demonstrates our justification is appropriate to
                                                    previously detailed in section 3.3 of this submission.                                                         the context.

                                                                                                                                                                       Marsh Road/R150

                                                                                                                                                                                                                Key
                                                                                                                                                                              A2 New Residential

Proposed Zoning under Draft Louth CDP 2021-2027                                                              Recommended Zoning under Louth County Development Plan 2021-2027

    29                                                                                                                                                                                                          30
03 Local Context & Concept

3.7 Proposed Zoning & Context
On our review of the zoning objectives and
the local context we highlight the surrounding
land uses in the immediate vicinity are compatible

                                                                                                                                           oyn e
and supportive for a residential scheme on the

                                                                                                                                       er B
                                                                                                                                    Riv
subject lands. We highlight:

•   The western boundary is defined by lands identified
    as ‘Town Centre Docklands’; the objectives of
    which are ‘to provide for a mix of new town centre                           Drogheda Viaduct
    activities in accordance with the Docklands Area
    Plan’.

•   The northern boundary is defined by the River
    Boyne, and this provides an ideal opportunity for a
    high-quality residential scheme to bring residential
    activity to this edge-of centre waterfront location.
                                                                                                                                                                          R1     50
•   The eastern boundary is defined by the existing                                                                                                           Marsh Road/
    Inver Colpa Rowing Club Clubhouse premises. and
    opposite/south is the Weirhop Estate. A residential
    scheme on the lands is appropriate to this context.

•   Further south of the subject lands is the Louth
    County Council LIHAF (Local Infrastructure
    Housing Activation Fund) Road Scheme, which
    provides access to the Drogheda Transport
    Development Area (DTDA) via Marsh Road. This

                                                                                                    Dublin-Belfast Ra
    road scheme provides a clear upgrade to local                                                                                                                                Lo
    road infrastructure to coincide with a residential

                                                                                                                                                                                     ut
    scheme on the lands being developed.

                                                                                                                                                                                       hC
                                                                                                                                                                                         o.C
•   Also, in terms of local zoning objectives we

                                                                                                                                                                                            o LI
    highlight the objectives of the nearby DTDA is to

                                                                                                                                                                                                H AF
    ‘protect and expand the existing transport                                                                                                                 Ravala Newtown SHD
    hub around the train station and facilitate the                                                                  il C                                        Ref: PL15 .305110

                                                                                                                                                                                                Sche
    development of Public Transport facilities                                                                                                                       456 Units
                                                                                                                         or
    including      residential, retail, and office

                                                                                                                                                                                                  me
                                                                                                                           rid
    development’ (emphasis added).
                                                                                            Key
                                                                                                                               or

•   We again highlight the location and principle                          Marsh Road
    for Ravala SHD has been deemed acceptable by                  (Foul Sewer & Water)
    the both the Planning Authority and the board.               Irish Railway Corridor
    In this context we submit the subject lands are
    brownfield, closer to the town centre, existing            Town Centre Docklands                                                 Drogheda Train Station
    infrastructure and community services than the
    Ravala SHD site.                                          Open Space / Recreation
                                                                   Existing Residential
•   In this context we submit that zoning the subject
    lands as residential would be consistent and           Proposed/Future Residential
    appropriate in land use terms with the surrounding
    land uses, and consistent with national, regional                     Subject Site
    and local policy objectives.
                                                                  0     50m 100m          200m

    31                                                                                                                                                                                                 32
04 Summary &
     Conclusion

 4.1 Summary & Conclusion
4.0 SUMMARY & CONCLUSION

This submission relates to the subject lands             •   As the subject lands are strategically positioned   •   Given the proximity to Macbride Train Station           (v)   The site is sequentially the next available
at Marsh Road, Drogheda.                                     within the settlement boundary of Drogheda,             the site is ideally placed for a sustainable                  parcel of lands for residential development
                                                             the zoning of the lands for ‘A2 New Residential’        residential development to be delivered.                      and also represents sustainable infill
In summary this submission requests:                         is consistent with the objectives set down by                                                                         development.
                                                             the RSES in that it will improve the supply of      •   Existing c ycle/footpaths provide good
•    The Planning Authority include the                      residential units for Drogheda in a sustainable         connections to services in the local area, namely   •   On our review of the zoning objectives and the
     subject lands within the settlement                     manner through the consolidation of the core            the R150 (Marsh Road) which is well serviced            local context we highlight the surrounding
     envelope for Drogheda.                                  urban area.                                             by public transport offering a 15minute bus             land uses in the immediate vicinity would be
                                                                                                                     service (D1/D2 routes) to the town centre               compatible with and complementary to a
                                                         •   The population growth experienced at County             with opportunity to continue onwards via the            residential scheme on the subject lands.
•    The entirety subject lands are zoned for                Level and in the Drogheda and Environs Area             public transport network available.
     A2 New Residential.                                     exceed the national growth rate (31.3%) and                                                                 •   With the provision of residential development
                                                             the Greater Dublin Area (37.5%) from the period     •   The LIHAF road being developed adjacent and             on the subject lands going forward there will
•    The development management zoning                       1996-2016.                                              to the west along Marsh Road also further               be a better ratio of jobs-to-residents in an area
     matrix permits alternative uses to be                                                                           strengthens the suitability of these lands to be        of Drogheda which is zoned heavily for future
     acceptable in principle and open for                •   There is a clear shortage of residential units          delivered for a residential development.                industry/employment expansion.
     consideration.                                          being provided in Drogheda, particularly within
                                                                                                                 •   The site is appropriate in terms of sequential
                                                             the St. Laurence Gate ED.                                                                                   •   We also submit a residential development on
                                                                                                                     development given:
                                                                                                                                                                             the lands wil be consistent with all National
    Key points of this submission include:               •   This is reflected in the designation of County                                                                  and Regional Policy objectives which seek to
                                                             Louth as a rent pressure zone since July 2019.          (i)   The site is to be categorised as ‘Tier 1          provide additional residential units on such
                                                                                                                           Service Zoned Land’ as per the NPF                brownfield and infill lands.
•   With Drogheda recognised as a regional growth        •   In terms of site context, the subject lands are               and should therefore be prioritised for
    centre in the context of a Dublin-Belfast corridor       in close proximity to the MacBride train station.             residential development.                      •   We submit these attributes make these
    (to be targeted for growth and investment as a                                                                   (ii) The site is directly accessible from the           lands strategically important in the overall
    key driver for the eastern and midland region),      •   Given the DART is to be extended to Drogheda,                 existing and future road infrastructure.          development of Drogheda, and consider it
    we submit that the proposed zoning is consistent         a residential development on the subject lands          (iii) The site is included within the settlement        appropriate for the Planning Authority to zone
    with the strategy and objectives as set out in           is wholly supported by all National planning                                                                    the subject lands for ‘A2 - New Residential’ in the
                                                                                                                           boundary of Drogheda, in close proximity
    the NPF.                                                 objectives which seek to deliver additional                                                                     forthcoming CDP.
                                                             residential units within walking distance of                  to the town centre.
                                                             public transport nodes.                                 (iv) The site is within walking and cycling
                                                                                                                           distance of local amenities.

    35                                                                                                                                                                                                                   36
www.genesisplanning.co.uk
 info@genesisplanning.co.uk

   27 Patrick Street, Newry
     Co. Down, BT35 8EB
    T: (+44) 2830 493 001

     The Lodge, Clownings
Straffan, Co. Kildare, W23 PN24
     T: (+353) 45 571 862
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