LogoDerg Marina

Synopsis of NTCC Planning Department’s Request for Further Information regarding planning application for Derg Marina

Reference: 08/51/1066 

Design/Layout

Concern expressed regarding impact of the height of aspects of the proposed development on views of the lake.

Applicant is requested to submit a revised design for two of the apartment blocks (Blocks A & B) at the southern end of the site omitting one floor to reduce the scale of the scheme in addition to examining other design ways to minimise the scale and mass of the apartment blocks. 

Concerns expressed as to the impact of the proposed development on the residential amenity of the adjacent residents in Marina village. 

Applicant requested to reduce “townhouses” by one floor. Also while no specific request for a reduction of the highest wedge shaped apartment block applicant is asked to demonstrate that the “Wedge Shaped” apartment block will not result in overlooking through the adjacent development.. 

NTCC considers that both the public and private open space provision is seriously inadequate and does not comply with Residential Density Guidelines 1999. 

NTCC has concerns that the scheme does not allow for public pedestrian mobility throughout the scheme, particularly at water edge. 

NTCC consider the proposed canopy to be incongruous in a rural town
Applicant request to drop and to submit alternative for consideration. 

Request made for revised Visual Impact Statement and photomontages 

NTCC expressed concern on the mix of residential units and stated that there is an inappropriate balance between residential provision and the objectives of the integrative tourism objective. 

Applicant requested to submit a revised scheme to enhance family provision within the scheme. and one that complies with WALAP that 30% of the housing units be reserved for first time owners in the area in addition to social and affordable requirements. 

Traffic

NTCC not satisfied that the Traffic Impact Statement and Road Safety has been addressed.

Applicant requested to submit a revised TIF and Road Safety Audit to NTCC Area Engineer.

Applicant requested to submit a revised parking layout. 

Social Impact

Considers that the ‘Human Impact’/’Socio-economic Impact’ of the proposed development has not been adequately addressed by the Environment Report and needs a social impact statement to demonstrate how the development benefits the settlement and wider community in particular the following: 

  • Clarification sought regarding the number of units likely to be occupied on a permanent basis.
  • With reference to the Provision of Schools and the Planning System published by the Department of the Environment:

    Requested to demonstrate that the existing school provision is adequate to cater for the proposed development.

  • Requested to demonstrate that the proposed development through the cumulative impact of holiday homes in the area would not have an adverse impact on the settlement.
  • Childcare & Childcare Facilities: Guidelines for Planning Authorities.

        Requested to include provision for an appropriately sited crèche facility. 
     

Retail Impact

NTCC expressed concern regarding the impact of retail development on the viability and vitality of the town centre.

Applicant requested to clarify the proposed use of each commercial unit and where not related to the marina,  prepare a Retail Impact Statement. 
 

Ecological Impact

Concerns expressed regarding impact on the development on fishery resources. 

Applicant must submit the following:

  • A comprehensive assessment from a suitably qualified person of the potential impact on the fishery habitat of the lake.
  • Provide full and comprehensive proposals for the management and operation of the marina. and include proposals regarding leak detection systems (underground tanks), boat hull cleaning, marine maintenance and on-board sewage collection & disposal.
  • A comprehensive Emergency Operating Plan for the marina.
 

Archaeological Impact

With regard to Lady Lansdowne  – Concerns that the development may seriously compromise the integrity of the historic wreck which is protected under the National Monuments Act.

Applicant requested to submit a full method statement of construction works to ensure that the wreck is adequately protected.

Furthermore the applicant is requested in line with Integrated Tourism zoning to consult with the Department of the Environment Monument Services to investigate proposals to raise the Lady Lansdowne and exhibit on site as a tourist attraction. 

Flooding

The OPW National Flood Hazard Mapping indicated that the area is subject to flooding and, having regard to the DoE’s ‘The Planning System and Flood Risk Management’

the applicant is requested to submit a comprehensive Flood Risk Assessment carried out by a suitably qualified person and in consultation with the OPW. 
 

Waste Management

The applicant is requested to submit full details of its Waste Management Plan for the development. 

Tourism / Public Amenities

Based on Integrated Tourism objective listed in WALAP 2006 applicant advised by NTCC that:

  • Commercial units should contribute to the tourism facilities of the area and therefore must clarify all proposed uses.
  • Applicant should investigate the over-wintering of boats which is not included in the proposed site.
  • Applicant should submit a description of the Education Facility and its use.
  • Applicant should submit clarification regarding the relationship between the Boat Servicing Facilities and the Coast Guard & Rescue Centre. NTCC note that there may be a conflict during lift manoeuvres involving cranes and boats..
 

Water Services

  • Planning Dept. note that the proposed development is premature pending the upgrade of the waste water treatment plant.
  • Requested to submit full details of involvement in upgrading the plant as referred to in the Environmental Report.
  • Requested to submit a flow measurement survey together with a supervised CCTV survey to the existing sewer to satisfy that it has sufficient capacity to cater for the proposed development.
 

Legal Authority

NTCC is not satisfied that the legal authority has been established to carry out the development.

Applicant requested to supply full land registry details illustrating who owns what land and then provide proof of necessary consent where land is not owned by developers. This detail to include rights of way.

Applicant also needs to submit consent of Waterways Ireland for development works.