Objection 2: Compliance with the LAP3

2) Compliance with Development Plan and LAP Policy

The LAP3 adopted for the area states that all developments should;

a) Respect the qualities of the best of the surrounding landscapes and townscapes and provide spatial characteristics and building forms that are sympathetic to the surroundings.

b) Promote variety and innovation in design as set out in section 4.1, and casts derision on, “…homogenous and monotonous developments with little sense of place.’’

Clearly in this regard, 3 Story Town Houses & Apartment Blocks located immediately adjacent to Balreask Manor are not in keeping with the detached and semi-detached houses existing in the estate. The LAP3 advises that these height densities should be in the centre of a proposed development and along the main road. We would add that there is no ‘neighbourhood centre’ identified in this planning application, as such the developers are proposing higher units at various locations in the development without the benefit of defined proposals on adjacent lands. This is not acceptable nor is in compliance with the LAP3.

It is recognised that “Residential Density Guidelines’’ 1999 encourage an increase in housing density on Greenfield sites. This document clearly states however that:-

“Higher densities must not be achieved at an unacceptable amenity cost to the surrounding dwellings and the residents of the proposed development. A high quality of design and layout and a good quality living environment …… are essential if increased densities are to be acceptable.’’

The guidelines state further that increased density may be inhibited by, “The need to take cognisance of prevailing adjacent densities or the maintenance of established character …height restrictions.’’ Obviously this planning application fails to take into account the established character of the adjacent residential developments and in particular Balreask Manor.

The zoning map in the Navan Development Plan (MAP No. 1) shows and A2 zoning of land along the eastern boundary of the site, i.e. adjacent to Balreask Manor. The definition for “A2 Land’’ specifically calls for protecting the amenity of existing residential areas. The design of the proposed housing development, includes for 2 large apartment complexes within these A2 lands. The scale, massing, proportions and layout of these complexes will have a detrimental impact on and be out of context with the adjacent development. Further the provision of terraced housing with associated back access/bin alleys along with Balreask Manor Boundary is totally unacceptable and is not in keeping the existing established development. Further, experience to date indicates that the provision of back alleys have the potential for creating an area where anti-social behaviour could occur, which would have a detrimental affect on the quality of life of the established residents.

In order to address this issue, we would suggest that he developer keep the objectives of the adopted LAP3 in mind and provide a suitable landscaped buffer and/or boundary treatment, further we would strongly suggest that the layout be amended to provide for only 2 story detached or semi-detached houses along the Balreask Manor boundary and have the back gardens backing onto our boundary walls.