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A view of the Site Notice relating to Leadlane's application for planning at Drumbiggle in Ennis. Photograph by John Kelly

Ennis development approved despite strong objections

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PLANNING permission has been granted for the construction of a residential development near an Ennis retirement village, despite numerous objectors including one dubbing the plans a “Mini Manhattan”.

The green light has been given for Leadlane (Drumbiggle) Ltd to construct 56 residential units on lands to the west of Pairc na Coille Retirement Village in Drumbiggle.

The plans had been the subject of dozens of submissions, with objectors creating a YouTube video highlighting concerns for nearby wildlife in an area the retirement village residents call “our nature reserve”.

A revised ecological impact assessment on behalf of the developers submitted to the council concluded, “there will be no significant impacts on biodiversity”.

Among the 27 conditions of planning laid down by Clare County Council, first occupation of the units will be restricted to individual purchasers only, not a corporate entity, and/or those eligible for the occupation of social and/or affordable housing.

According to the Council this condition is to restrict new housing developments to use “by persons of a particular class or description to ensure an adequate choice and supply of housing, including affordable housing, in the common good”.

Initial plans for the development included the construction of 58 units, however this has been reduced along with a decrease in the amount of parking.

A proposal to provide a pedestrian link to the Willsgrove housing estate has also been removed from the plans following a “significant level of opposition” from residents. However in assessing the application, planners with the local authority outlined a concern that without the inclusion of the proposed pedestrian link the development would constitute a cul-de-sac.

The report points out that the Design Manual for Urban Roads and Streets seeks to achieve “fractured permeability” within existing urban and suburban areas to reduce dependence on private cars.

The plans were the subject of a large number of submissions including an objection signed by a number of residents of Pairc na Coille who believe the development will have “a devastating effect on this area” raising concerns about noise and traffic.

The submission continued, “It would wipe out what we call our nature reserve which contains many birds, foxes and badgers. This tranquillity and love of nature is enjoyed by all.”

A general view of eastern boundary of the site referred to in to Leadlane’s application for planning at Drumbiggle in Ennis. Photograph by John Kelly

Another submission stated residents of the retirement village are “horrified at the prospect of the possibility of dust and rock breaking noise, making their lives hell over the next few years”.

The proposed height of a planned duplex was criticised with concerns it could “turn this site into a Mini-Manhattan”.

As well as objections from those living in Pairc na Coille, residents of Cahercalla Drive and Willsgrove were among those who stated their opposition to the plans.

A submission on behalf of the Cahercalla Drive Residents Association insisted the plans are “totally out of kilter with the area”.

An ecological impact assessment report accompanied the application and a revised assessment was made following a further information request by the local authority.

It concluded “there will be no significant impacts on biodiversity given the nature, scale and design of the proposal.

“The potential residual impacts on ecological receptors will not be significant and no potential for the proposed development to contribute to any cumulative impacts on biodiversity when considered in combination with other plans and projects was identified.

“Provided that the proposed development is constructed and operated in accordance with the design described within this revised application, significant effects on biodiversity are not anticipated.”

The proposed development forms part of an overall masterplan for the area. According to a planning report submitted by the developers, the proposal is “focused on the creation of a high-quality residential environment in terms of overall design and layout, a mixture of tenure types and unit sizes and the provision of high quality landscaped public open spaces.”

They add the scheme has been designed “in cognisance of the established residential properties in adjacent housing estates”.

The report asserts the residential amenity of residents within the development and those neighbouring the site “will not be negatively impacted by this proposal” with the plans aiming to “improve the visual amenity” of the area.

Following an assessment of the application council planners recommended that the application be granted planning permission.

Making the order, the chief executive stated that it is considered that subject to conditions, “the proposed development would not seriously injure the amenities of the area or of property in the vicinity and would be acceptable on the grounds of traffic and pedestrian safety and convenience”.

As well as placing restrictions on first occupants, planning conditions also include that the developer/applicant pay a contribution of €310,744 to Clare County Council in respect of public infrastructure and facilities benefiting the development.

Also no development is to commence until cash security of €280,000 is provided to the planning authority for the provision of, and satisfactory completion of public facilities including maintenance until taken in charge by Clare County Council.

The construction of the development is to be managed in accordance with a Construction and Environmental Management Plan, and construction works is to be carried out between 8am and 6pm Mondays to Fridays and 8am and 1pm on Saturdays, with no works on Sundays and public holidays.

Jessica Quinn

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