39 Fitzwilliam Place Dublin 2 · M&D, Unit 11, Block F, Maynooth Business Campus, Maynooth, Co....

39 Fitzwilliam Place

Dublin 2

www.jsaplanning.ie

Tel 01 662 5803 Fax 01 676 6374

[email protected]

Managing Director: John P. Spain BBS MRUP MRICS ASCS MRTPI MIPI

Executive Director: Erika Casey BA (MOD) MRUP MRTPI MIPI

Associate Directors: Paul Turley BA MRUP Dip Environmental & Planning Law MIPI Stephanie Farrington BA MA (EDS) MRUP MIPI Robert Keran BSc LLB MIPI

John Spain Associates Ltd. trading as John Spain Associates. Directors: J. Spain, S. Spain.

Registered in Ireland No. 396306. Registered Office: 39 Fitzwilliam Place, Dublin 2. VAT No. IE 6416306U

Associate Offices: London Manchester Leeds

Director of Planning & Strategic Infrastructure Fingal County Council County Hall Main Street Swords Co. Dublin

Date: 29th April 2016 Dear Sir / Madam, RE: DRAFT SUBMISSION ON THE PREPARATION OF THE FINGAL COUNTY

DEVELOPMENT PLAN 2017 – 2023 IN RESPECT OF CASTLEKNOCK GOLF CLUB, CASTLEKNOCK, DUBLIN 15

1.0 INTRODUCTION AND EXECUTIVE SUMMARY 1.1 On behalf of our client, Targeted Investment Opportunities ICAV (c/o Bridgedale

M&D, Unit 11, Block F, Maynooth Business Campus, Maynooth, Co. Kildare) we wish to make a submission on the preparation of the new Fingal County Development Plan 2017 – 2023 as it relates to our client’s lands at Castleknock Golf Club.

1.2 This submission relates primarily to the existing underutilised practice area at

Castleknock Golf Club. This area of land is well placed to consolidate the existing pattern of development in the area and utilise existing infrastructure, services and facilities in a more effective way. The subject lands present an opportunity to provide for an important community infrastructure facility which will benefit the wider community and provide a more efficient and sustainable use of the lands than their current private use. This area is adjacent to existing housing development and is well screened by existing natural vegetation from the nearby Liffey Valley.

1.3 The purpose of this submission is to ensure that an appropriate planning policy

framework is in place within the forthcoming County Development Plan to ensure that important and much needed community infrastructure such as a nursing home/retirement home can be facilitated on the subject site.

1.4 In particular, our client respectfully requests that the forthcoming Development Plan

provides for a “CI” Community Infrastructure zoning objective within part of the golf club lands and that a site specific local objective is attached to the practice area of the golf club to develop it for a nursing and/or retirement home. This would provide a valuable community service for the elderly on the subject lands and facilitate the future enhancement of the lands to accommodate appropriate community, recreational and leisure uses.

Submission – Draft Fingal County Development Plan 2017-2023

John Spain Associates Planning & Development Consultants 2

1.5 A summary of the key points set out in this submission are as follows:

A review of existing nursing home facilities in the Castleknock area demonstrates a severe shortage of existing provision.

As identified in a recent DKM report commissioned by the Department of Health in 2015 on ‘Potential Measures to Encourage Provision of Nursing Home & Community Nursing Unit Facilities Final Report to Department of Health’ (July, 2015), it is the preference of elderly people to reside in nursing homes close to their existing place of residence and established familial ties. In this regard the planned provision of nursing homes in the Castleknock area is required.

The DKM report identifies that there is expected to be an acute shortage of nursing home beds over the next twenty years.

It is identified that one of the key constraints to delivery of additional nursing home provision is the unavailability of suitable sites. The report identifies that it is impossible for nursing home providers to compete for residentially zoned land in urban areas. In this regard, there is a clear need for local authorities to identity specific locations suited solely for nursing home development.

The Castleknock area demographic profile indicates an ageing population. Indeed Fingal has the fastest growing population in the 65+ age cohort in the country.

A review however of existing C1 lands in the Castleknock area demonstrates that none are suitable or available to accommodate a development of this nature. It is submitted that there is a need to identify additional C1 zoned lands to accommodate nursing home development.

It is illustrated in this submission that the subject lands have the capacity to facilitate a development of this nature and scale. They are well screened by existing mature vegetation. They are strategically located close to existing services, facilities and infrastructure and there is established residential development in close proximity. It is submitted that their development would represent a sustainable extension to the existing built envelope without any adverse visual impacts.

Pegasus Life, a sister company of our clients, have a long established reputation for providing high quality retirement living facilities throughout the UK and beyond. The subject site offers Pegasus Life the opportunity to deliver high quality accommodation for the aging population in Castleknock and the surrounding areas within an ideal setting close to amenities and facilities that complement the elderly.

In this context our client respectfully requests that the forthcoming Development Plan provides for a “CI” Community Infrastructure zoning objective on the subject lands and a site specific local objective is included to provide for nursing home/retirement home on the subject site.



2.0 RATIONALE FOR NURSING HOME/RETIREMENT HOME 2.1 It is considered that the subject lands are ideally located to accommodate a nursing

home/retirement home. As outlined in Section 3.0 of this submission, the profile of the population in Castleknock clearly indicates that this area has a large and increasing population of older and retired persons. It is also noted that the surrounding areas, including those in North Dublin City and inside the M50 have a particularly high percentage of persons in the 65+ years cohort. Indeed Fingal County as a whole has the fastest growing population in the 65+ age cohort.

2.2 It is evident therefore that Castleknock and the surrounding areas predominantly

consist of a well-established ageing population which are placing an ever increasing and growing demand on the provision of important community infrastructure such as nursing homes and retirement homes.

2.3 A sister company of our client, The Pegasus Life Group, are the leading providers of

nursing homes and retirement villages throughout the UK. Pegasus Life strive to deliver high quality developments that cater directly for the needs of the ageing population. The delivery of a nursing home on the subject site will meet with the high standards and exceptional quality of that provided for within Pegasus Life developments.

2.4 In support of this submission, our client recently carried out detailed research

regarding the supply and vacancy levels in existing nursing homes within Castleknock and the surrounding area (April 2016). This research identifies that there are very limited vacancies and a severe supply shortage in terms of nursing home provision. This is clearly illustrated in Figure 1 below.

Fig 1: Map of existing provision/vacancies in area

2.5 As outlined above and throughout this submission, it is clearly evident that there is a

need and increasing demand for additional nursing homes in Castleknock and the surrounding area. This identified need is consistent with various reports including the



DKM report commissioned by the Department of Health which has been carried out in 20151. It is noted that the DKM report on ‘Potential Measures to Encourage Provision of Nursing Home & Community Nursing Unit Facilities Final Report to Department of Health’ (July, 2015) outlines that: “Nationally, the population of 65+ is expected to grow from 624,000 to over 1.13 million between 2016 and 2036. The implied demand for long stay beds @ 4% of the 65+ population will increase from just under 25,000 in 2016 to 45,000 by 2036. The demand for short stay beds is predicted to increase from 5,300 in 2016 to 9,600 in 2036. This forecast is based on the premises that 4% of the 65+ population will require long term care. Since the current population of over 65’s is long term care is 4.6%, it is clear that there is a need to investment in alternative care support in the future.” (our emphasis).

2.6 The report goes on to highlight that it is envisaged that significant gap in provision

will open up over the coming years and that a supply gap of over 18,000 beds would arise by 2036. Assuming an average capacity per nursing home of 100 beds at 95% occupancy rate, this equates to a demand of an additional 200 nursing homes. Table 2.8 of the report estimates the projected additional new private nursing home requirement for the Dublin North West region over the period 2016-2036 will be 8.75 homes (assuming 100 bed facilities).

2.7 The report states that there has been limited investment in new private sector

capacity over the last number of years. It identifies a number of barriers to delivery of such development, one of which being the lack of available sites. The report states:

“The lack of available site in areas where nursing homes are required (especially in Dublin is an issue for new development. Nursing home developers are finding it increasingly difficult to compete with the high process being paid by residential development in key urban locations (nursing homes are zoned residential). Residents prefer to live close to their family, but it is becoming increasingly difficult to source affordable sites in Dublin.”

2.8 This is particularly pertinent to this submission and highlights the importance of the

Draft Plan identifying sites such as the subject lands for essential community infrastructure under the CI zoning objective.

2.9 The report also identifies that many existing facilities do not meet HIQA

infrastructural requirements and it is envisaged that HIQA may impose restrictions on registration including no new admissions requirements on non compliant homes. This is likely to place a further strain on nursing home provision.

2.10 The report concludes that:

- “a supply gap in nursing home capacity is emerging, particularly in the larger urban

areas, and this will grow over time unless there is a significant acceleration in new capacity provision”

2.11 A further report by BDO – “Heath’s Ageing Crisis: Time for Action – A Future Strategy for Ireland’s Long Term Residential Care Sector” published in 2014 also identifies that the provision of residential care for our ageing population is rapidly heading for crisis. Some key points from this report include:

1 http://dkm.ie/en/news/report_on_the_future_of_nursing_home_facilities_in_ireland

http://dkm.ie/en/news/report_on_the_future_of_nursing_home_facilities_in_ireland



The demand for long term care, for those who need it most, is dramatically increasing in Ireland. This will inevitably place greater demands on Irish nursing homes and increased pressure across the wider healthcare sector.

While significant growth will continue to take place in the demand for long term residential care, the rate of new nursing home beds coming into the market has slowed significantly in recent years. Ireland has, relative to many of our European counterparts, one of the lowest numbers of long term beds per 1,000 of the population.

Analysis conducted as part of this study demonstrates that there will be a shortfall in the number of nursing home beds of approximately 8,000 beds, the equivalent of approximately 80 new nursing homes by 2021.

From a capital and operational funding perspective, encouraging and supporting the private and voluntary sector to develop the nursing home beds now required to meet current and future old person care needs, represents a more effective use of limited Exchequer resources.

2.12 It is imperative therefore that the Draft Plan addresses this issue and identifies

suitable and appropriate sites within the County for nursing home use. Given the specific characteristics and age profile of the Castleknock area and the identified deficiency in capacity of existing provision in the area, it is respectfully submitted that the subject lands represent an opportunity to provide for a planned nursing home to cater for anticipated demand.

2.13 A review of the existing zoning map in the draft plan indicates that whilst there are

a number of pockets of land that are zoned C1 within the Castleknock area, none of these are suitable or available to accommodate additional nursing home provision. In this context it is respectfully submitted that the Council should give further consideration to the zoning of the subject lands within the golf course for a “CI” Community Infrastructure which would enable their development for this critical infrastructure.

2.14 As will be detailed further below, the lands are well located in proximity to existing

public transport and other services and community and social infrastructure. They have the capacity to accommodate a development of this nature.



3.0 SITE LOCATION AND CONTEXT

Site Location and Context 3.1 Castleknock Golf Club, to the south of Luttrellstown Road, Castleknock, Dublin 15 is

located in a strategic position in an urban area adjacent to the M50 and the large residential areas of Castleknock and Blanchardstown. The area has been developed for a number of uses including the construction of a hotel (Castleknock Hotel and Country Club) to the north east of Somerton House and the construction of a golf course (Castleknock Golf Club) and a number of private dwellings.

3.2 The Golf Club is bounded by Somerton Road to the east, Porterstown Road to the

north and by the dwellings on Lower Road / Strawberry Beds to the south. The River Liffey runs further south of these properties. The north western boundary of the site is adjoined by lands zoned for residential purposes within the Fingal County Development Plan and occupied by low density detached properties at Homeleigh. Existing high density residential development is located on lands to the north of Porterstown Road. Significant new housing is currently under construction at Diswellstown on the opposite site of Porterstown Road.

3.3 Access to the golf club is provided from Porterstown Road which forms the northern

boundary of the golf club lands. Somerton House, a protected structure, adjoining the golf course to the east and has a separate access from Somerton Lane to the east. Figure 1 below illustrates the extent of the Castleknock Golf Course lands.

Figure 2: Extent of Castleknock Golf Course lands.

3.4 It is evident therefore that whilst part of the Castleknock Golf Club land is

undeveloped, in the wider context there is significant well established residential areas and supporting services such as schools, sporting and community facilities.

3.5 As discussed above, this submission relates to the practice area of the golf course

adjacent to the existing residential development and to the north of Somerton House as identified in Figure 3 below.

3.6 The practice area of the Castleknock Golf Club lands is very well screened by

existing mature vegetation. It is well placed to consolidate the existing pattern of development in the vicinity and to utilise existing infrastructure, services and facilities in the area for community benefit. The subject lands present an opportunity to provide for important community infrastructure which will benefit the wider



community much more than the existing underutilised practice area within a private facility.

Figure 3: Practice Area of Golf Course

3.7 As illustrated on the drawings prepared by Coady Architects attached in Appendix 1,

the subject lands are well located in terms of sustainability, accessibility, social inclusion, and proximity to the availability of services. The subject lands immediately adjoin residential development and have immediate access to the facilities and services such as a leisure centre, spa, café, restaurant and bar in Castleknock Golf Club, Castleknock Hotel and Country Club. It is noted that an existing pubic footpath is located to the north of the entrance to the golf club which runs along the front of the Beeches and directly connects the site to local shops and services at Carpenterstown Road (c. 500m walk from entrance).

Figure 4: Aerial view of the subject site with the surrounding services and facilities indicated



3.8 The lands are situated adjacent to residential development and this is illustrated on site context plan prepared by Coady Architects which provides an overview of the area. This clearly demonstrates the capacity and suitability of the lands to accommodate a development such as a nursing/retirement home. The impact of development on the surrounding landscape was assessed from 4 no. main viewpoints surrounding the practice area. It is clearly indicated that the subject area is well screened from public views via extensive landscaping which has matured in the last few years (see viewpoints 1 - 4 in Appendix 1).

3.9 In terms of landscape capacity, the lands are ideally located and would not be visible

from the surrounding area. Its development will not impinge on the Liffey Valley in visual terms. The existing character of the area would be largely retained and a community infrastructure use such as a residential care home, retirement home or nursing home would be highly compatible at this location integrating with neighbouring community, leisure and recreational uses. Indicative drawings and images of a potential scheme have also been prepared by Coady Architecture (see Appendix 1) which illustrates the suitability of the subject lands to accommodate this much needed and important community infrastructure.

3.10 The photomontages submitted with this application clearly indicate the secluded

nature of the subject site. The proposed location of the retirement home would have little visual impact on both the surrounding golf course and the surrounding hotel and gardens.

3.11 The heavy vegetative screens on three sides of the practice area create a scenic

and natural character which is in keeping with the sensitive natural landscape of the Liffey Valley to the south. The proposed height and scale of the development will be modest and will not be visually intrusive on the surrounding landscape.

3.12 We reiterate the points raised in our pre-draft submission regarding the suitably and

capacity of the subject lands to absorb future development. The principle of low density housing has previously been accepted on lands located to the west. The lands are screened from public views via the extensive landscaping that has matured in the last number of years. It is therefore considered that the provision of a low density retirement complex is an appropriate land use for the subject practice area. Furthermore, the site has the capacity to include additional leisure facilities such as a bowling green which may be appropriate to the residents of the complex and the local community.



4.0 DEMOGRAPHIC ANALYSIS 4.1 A review of the demographics of the Castleknock area also clearly demonstrates the

need and demand for additional nursing home/retirement home provision in the Castleknock area.

Local Demographics 4.2 Castleknock’s population has a large cohort of elderly and retired persons. It is also

noted that the surrounding areas, in particular those in North Dublin City and inside the M50, have a particularly high percentage of population in the 65+ years cohort. This illustrates that Castleknock and the surrounding area predominantly consists of a well-established mature population. It is evident that this ageing population is likely to increase and the Census 2011 indicates that the age of the population over 65 increased by 4.8% over the period 2006 to 2011 – see table 1 below.

Table 1: Population aged 65+ years - Castleknock and Dublin 15 Area

Source: Socio Economic Profile of Dublin 15 (Blanchardstown Area Partnership, 2012) http://www.bap.ie/sites/default/files/2011%20Dublin%2015%20Socio%20Economic%20Profile_1.pdf

4.3 Overall the population within Fingal in the 65+ age cohort increase by over 38% in

the last intercensal period. This is significant considering the percentage increase in the state was half that figure (14.4%). Indeed the census 2011 reveals that Fingal County had the largest percentage growth in this age category over the last intercensal period. This further reinforces the need for the planned provision of facilities such as nursing homes to cater for the needs of this ageing population.

http://www.bap.ie/sites/default/files/2011%20Dublin%2015%20Socio%20Economic%20Profile_1.pdf



Fig. 4: Change in Elderly Population : Source Census 2011

4.4 A closer analysis of the local area, in particular the Castleknock – Knockmaroon

Electoral District area and the Castleknock Park Electoral District area confirms the increasing age profile of the local area. These key demographic indicators are set out below:

Castleknock – Knockmaroon Electoral District Area

4.5 1,526 out of 18,071 (8.4%) people were aged 60 years and over in 2011.

Increase of 59% on 2006 figure.

Population aged 0-59 grew just 2.4% over the same period.

4.6 The level of persons falling into the 65+ years increased on the 2006 levels as follows:

65-69 years increased by 76%.


75-79 years increased by 56%. 4.7 Level of families whose youngest child was 20+ years grew 28%.

Implies large cohort of older families.

This type of family account for 18% of total families in the area (2011).

4.8 Level of households classified by family cycle:

Pre-family fell 14% over 2006-2011.

Empty nest families grew 44% (8% of total).

Number of families with retired persons grew 113% (4% of total).

4.9 Level of household’s owner occupied with no mortgage grew 41%.

4.10 Portion of population classified as retired grew 71%, 2011 figure accounted for 7% of total population.



Castleknock Park Electoral District Area

4.11 923 out of 5,124 (18%) people were aged 60 years and over in 2011.

Increase of 41% on 2006 level.

Population aged 0-59 grew just 12% over same period.

4.12 The level of persons falling into the 65+ years increased on the 2006 levels as follows:




80-84 years increased by 82%; and

85+ years increased by 119%.

4.13 Level of families whose youngest child was 20+ years grew 10% over the 5 year period.

4.14 Level of households classified by family cycle:

Pre-family grew 350%.

Empty nest families grew 13%.

Retired families grew 103%.

4.15 Level of household’s owner occupied with no mortgage grew 28%.

4.16 Population classified as retired grew from 328 to 548 (67%), 2011 figure accounted for 12% of overall population in 2011.

Summary

4.17 Therefore, it is clearly evident that the population of Castleknock and the surrounding area has a large and increasing population of older and retired persons. The area’s demographics indicate that there is a strong natural demand for nursing home and similar provision.



5.0 RELEVANT PLANNING POLICY CONTEXT

National and Regional Policy Context 5.1 A core objective of the National Spatial Strategy is the consolidation of

development in urban areas in a manner which protects local character and amenity through the achievement of higher development densities at sustainable locations proximate to public transport and services. Urban consolidation is considered a key requirement to ensure future sustainable development, economic competitiveness and the efficient utilisation of increased investment in transport infrastructure. An opportunity clearly exists on this area of the Castleknock Golf Club lands to consolidate and develop these under-utilised lands in an urban area that has the potential to be well served in terms of existing and planned public transport.

5.2 The subject site is located within an established built-up area that lies within the

Dublin Metropolitan region and in close proximity to the M50 motorway. There are substantial residential areas (both existing, permitted and under construction) and a range of local services and facilities in very close proximity to the site. The subject lands represent an opportunity to make effective and more efficient use of a small area of currently under-utilised land in a relatively built-up location which will contribute to the overall consolidation of the surrounding urban area in compliance with the National Spatial Strategy.

5.3 The RPG’s highlight the importance and role of respite and nursing home facilities

in local communities, and state that:

“Also an important part of health provision in the community is the development of respite and nursing home facilities. Demographic projections for the State show that in coming decades the number of older people will form a larger part of society and planning to cater for their needs within communities needs to take place, in partnership with the health authorities.”

5.4 It is evident that the national and regional planning policy frameworks promote the consolidation of development in the metropolitan area and indicate that “the provision of healthcare facilities must be taken into account in planning terms” and that with a growing number of older people forming a larger part of society there is a need to plan and cater for their needs within communities. It is respectfully submitted that in this context the zoning of the subject lands for community use including nursing home, care home and retirement home should be considered.



6.0 LOCAL PLANNING POLICY CONTEXT

Fingal County Development Plan 2011 - 2017 6.1 Castleknock Golf Club is located within the administrative boundary of Fingal County

Council and is subject to the policies and objectives of the Fingal County Development Plan 2011 to 2017. The following provides an overview of the policies and objectives of the plan as they relate to Castleknock Golf Club.

Zoning:

6.2 The Golf Club land is zoned Objective HA “to protect and enhance high amenity

areas”.

Figure 5: Extract from Zoning Map Fingal CDP 2011-2017 with location of lands subject to the proposed rezoning indicated

6.3 It is also noted that the Fingal County Development Plan 2011 – 2017 includes a

number of Local Objectives which relate to the provision of nursing homes or similar types of community facilities. These include Local Objectives 90,123,162, 191, 390, 413, 469, 504, and 652.

Draft Fingal County Development Plan 2017 – 2023

Zoning:

6.4 The subject land is zoned Objective HA “to protect and enhance high amenity areas”

in the proposed draft County Development Plan 2017 – 2023.

Approximate location of Castleknock Golf Club lands



Figure 6: Extract from Zoning Map Draft Fingal CDP 2017- 2023 with location of lands subject to the proposed rezoning indicated

Local Objectives:

6.5 As discussed above, it is noted that the Fingal County Development Plan 2011 –

2017 includes a number of site specific Local Objectives which relate to the provision of nursing homes or similar types of community facilities. We note that most local objectives are not carried forward in the Draft Fingal County Development Plan 2017 – 2023. It is respectfully submitted that the omission of such objectives places an even greater importance on ensuring the provision of nursing homes and retirement facilities elsewhere to serve the local and surrounding areas.

Nursing Home and Residential Care Home Related Policies:

6.6 Objective PM43 of the draft Fingal County Development Plan requires that:

“…residential care homes, retirement homes, nursing homes and retirement villages be located in towns and villages for reasons of sustainability, accessibility, social inclusion, and proximity to the availability of services, except where a demonstrated need to locate in a rural environment because of the nature of the care required can be clearly established.”

6.7 Objective PM44 of the draft Fingal County Development Plan requests that

consideration is given to: “...the existing (and anticipated) character of the area in which a proposed residential care home, retirement home or nursing home is to be located and the compatibility of the use to such an area.”

6.8 As detailed above the subject site is well located and has the capacity to

accommodate a development of this nature.

Approximate location of Castleknock Golf Club lands



Community Infrastructure 6.9 The draft Fingal County Development Plan 2017 – 2023 acknowledges the necessity

to provide community and health infrastructure and indicates that it is important to facilitate the development and expansion of such services in order to deliver a quality environment whilst improving the quality of life for all. The draft plan includes zoning objective “CI” Community Infrastructure which seeks to “provide for and protect civic, religious, community, education, health care and social infrastructure”.

6.10 It is noted that uses such as residential care home, retirement homes and community facilities are permitted in principle under the proposed draft zoning matrix for “CI” zoned lands.

6.11 The vision for “CI” zoned lands is to “protect and promote an inclusive county, accessible to all members of the community, facilitating the sustainable development of necessary community, health, religious, educational, social and civic infrastructure. A wide range of different community facilities, civic facilities and social services exist within the County ranging from those of regional importance such as education and health facilities, to those of local and neighbourhood importance such as places of worship, community centres and childcare facilities. It is important to facilitate the development and expansion of such services in order to deliver a quality environment whilst improving the quality of life for all”.

6.12 In this regard it is respectfully submitted that the practice ground area should be

excluded from the “Nature Development Area” designation in the Green Infrastructure Map 2 (Sheet No. 15) of the Draft Development Plan 2017-2023.

6.13 Having regard to the above points and objectives, it is respectfully submitted that it is

important that the Planning Authority has appropriate planning framework in place to support future community uses and infrastructure such as nursing homes.

6.14 A review however of the existing CI zonings in the area however, demonstrates that

none are suitable or available to accommodate a use of this nature. Figure 8: Existing C1 zonings in the vicinity



6.15 There is an undersupply of nursing homes and facilities for older people in the Castleknock and surrounding areas. Our client seeks to ensure that the forthcoming Development Plan provides for a “CI” Community Infrastructure zoning objective on our clients lands to help address this shortfall in a sustainable manner. This submission demonstrates the suitability of this area of underutilised land at Castleknock Golf Club, the practice ground for this use. The zoning of the subject lands would provide for a much needed community use and enable the future enhancement of community, recreation and leisure uses in the area.



7.0 CONCLUSION 7.1 This submission is made on behalf of our client, Targeted Investment Opportunities

ICAV (c/o Bridgedale M&D, Unit 11, Block F, Maynooth Business Campus, Maynooth, Co. Kildare) as it relates our client’s lands at Castleknock Golf Club.

7.2 This submission relates primarily to the existing underutilised practice area at

Castleknock Golf Club. The subject lands present an opportunity to provide for an important community infrastructure facility which will benefit the wider community and provide a more efficient and sustainable use of the lands than their current use.

7.3 In particular, our client respectfully requests that the forthcoming Development Plan

provides for a “CI” Community Infrastructure zoning objective on the subject lands and that the plan includes a site specific local objective for the provision of a nursing home/retirement home on the practice ground of Castleknock Golf Club. This would provide for community uses such as a nursing home on the subject lands and facilitate the future enhancement of the lands to accommodate appropriate community, recreational and leisure uses.

7.4 In this regard it is respectfully submitted that the practice ground area should also

be excluded from the “Nature Development Area” designation in the Green Infrastructure Map 2 (Sheet No. 15) of the Draft Development Plan 2017-2023.

7.5 A sister company of our client is a leading provider of retirement living and care

homes in the UK (Pegasus Life www.pegasuslife.co.uk) and are keen to deliver similar facilities in Ireland. The subject site is considered an appropriate location for the high quality facility.

7.6 We respectfully request that the Planning Authority give consideration to the

important issues raised in this submission during the preparation of the new Fingal County Development Plan 2017 – 2023. We look forward to the opportunity to make further submissions on the Development Plan as it proceeds through the public consultation process.

Yours faithfully ______________________________ John Spain Associates

http://www.pegasuslife.co.uk/



Appendix 1

Development Site at Castleknock Golf Club75 Bedroom Residential Healthcare Unit

29th April 2016

Job ref: 2030

Development Site at Castleknock Golf Club, Dublin75 Bed Residential Healthcare Unit - April 2016

Site Context Plan

Proposed Site for Residential Healthcare UnitPlanning Permission Granted / Un-der Construction Developments Existing Residential Development Next to Proposed Site

N

DISTWELLSTOWN MANOR HOUSING

FARM STORAGE BUILDINGS(PERMISSION GRANTED FOR

CHANGE TO RESIDENTIAL USE)

HAMILTON PARK HOUSING DEVELOPMENT

M50

CASTLEKNOCK GOLF CLUB

PORTERSTOWN ROAD

RIVER LIFFEYRIVER LIFFEY

PORTERSTOWN ROAD

PORTERSTOWN ROAD

M50


Aerial View of Site

Access from main road

SUMMERTON HOUSE

PROPOSED SITE

EXISTING HOUSING

CASTLEKNOCK HOTEL& COUNTRY CLUB

To Golf Club

Private Access Road


Site Plan Scale 1:1000

COLOUR KEY

Circulation (incl stairs lift) Admin / Support / Communal Single Bedroom with Ensuite Shower / WC

BUILDING INFORMATION

2 Storey, 75 Bed Residential Healthcare UnitAll Single Bedrooms.

SITE INFORMATION

Site Area: 3.02 Acres 1.2 Hectares

30 CAR SPACES

RESIDENTIAL HEALTHCARE UNIT

BOWLING GREEN

SUMMERTON HOUSE


To Golf Club

Farm / Store Buildings(permission granted for

change to residential use)

Existing Ponds

Mature Woodlands

Proposed new access road

Service Yard/ Delivery

ResidentsGardens

Water Tower

Private Access Road

Resid

entia

l Acc

ess R

oad

N

Land to be Transfered to

Resident No.16

Existing Semi Mature Trees / Hedgerow and Banked Earth

Mature Woodlands

Mature Woodlands

Proposed New Screen Planting

Existing Residential Development(16 No. Detached 2-Storey Houses)


Site AnalysisScale 1:1000

N

S

EW

SUMMERTON HOUSE


To Golf Club

Farm / Store Buildings

Existing Semi Mature Trees / Hedgerow and Banked Earth

Existing Ponds

Morning Sun

Midday Sun

Evening Sun Mature Woodlands

Mature Woodlands

Mature Woodlands

Land to be Transfered to

Resident No.16

Existing Residential Development(16 No. Detached 2-Storey Houses)

Proposed New Screen Planting

Existing Boundary Wall

Existing Boundary Wall

155 m

65 m

20 m

85 m

Water Tower

Private Access Road

Resid

entia

l Acc

ess R

oad

DEVELOPMENT SITE(FORMER GOLF PRACTICE AREA)

1.2HA / 3.02 ACRE61.0 m

61.0 m

62.0 m

60.0 m

59.0 m

59.0 m


Aerial View with 75 Bed Residential Healthcare Unit


SUMMERTON HOUSE

EXISTING HOUSING

To Golf Club

Private Access Road

CASTLEKNOCK HOTEL& COUNTRY CLUB

VIEW 1

VIEW 2

VIEW 3

VIEW 4


Views from Public Road

VIEW 1

VIEW 3

VIEW 2

VIEW 4

Building ProfileBuilding Profile

Building ProfileBuilding Profile


Examples of Small Scale Residential Healthcare Buildings

EXAMPLES OF SMALL SCALE RESIDENTIAL HEALTHCARE BUILDINGS IN LANDSCAPED GROUNDS(EXAMPLES FROM IRELAND AND UK)

European Partners Alkmaar, Antwerp, Dublin, Lisbon, London, Madrid, Milan, Paris, Poznan, Stockholm www.perspective-architecturalgroup.com

International Design Partner

Stockholm

Poznan

Dublin

Milan

London

Paris

Madrid Lisbon

Antwerp

Alkmaar Hamburg

Frankfurt

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