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39 Fitzwilliam Place Dublin 2
Tel 01 662 5803 Fax 01 676 6374
info@johnspainassociates.com www.johnspainassociates.com
Managing Director: John P. Spain BBS MRUP MRICS ASCS MRTPI MIPI
Executive Directors: Paul Turley BA MRUP Dip Environmental & Planning Law MIPI Rory Kunz BA (MOD) MScERM MAT&CP Dip EIA Mgmt. MIPI,
Stephen Blair BA (Mod) MRUP MIPI MRTPI Mary Mac Mahon MSc TCP Pg Dip MSP Pg Dip Env Eng Dip Env Plg Law Dip Mgmt Dip EIA & SEA B Soc Sc MIPI
Associate Directors: Stephanie Byrne BA MRUP MIPI, Blaine Cregan B Eng BSc MSc
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
An Bord Pleanála 64 Marlborough Street Dublin 1 D01V902
November 2019 Dear Sir/Madam, Re: SHD APPLICATION FOR A BUILD TO RENT RESIDENTIAL
DEVELOPMENT AT NEWTOWN, MALAHIDE ROAD, DUBLIN 17
PLANNING & DEVELOPMENT ACT, 2000, AS AMENDED, AND THE PLANNING & DEVELOPMENT REGULATIONS 2001-2019 - PART V
The proposal relates to a SHD application to An Bord Pleanála for a BTR residential development of 331 no. residential units, including a childcare facility, commercial uses, and all associated development. This planning application is accompanied by a Part V site layout plan illustrating the location of the Part V units (please refer to the JFA documentation pack for further details of each unit type), an estimate of costs and a cover letter in respect to the Part V proposals for the subject lands. The Part V provision is proposed as part of the development is 33 no units with the breakdown shown below and is based on initial discussions with Dublin City Council Housing Department. A validation letter from DCC is submitted herewith.
• 8 no. 1-bedroom apartments • 16 no. 2-bedroom apartments • 8 no. 2-bedroom duplexes • 1 no. 3-bedroom duplex
The proposal includes a mix of unit sizes and types to cater for a variety of demand which the applicant understands reflects the current needs of the Council. The applicant agrees to accept a condition on a grant of planning permission, if the Board is minded to approve the proposed development, which requires the applicant to enter into a Part V agreement with Dublin City Council as per their requirements prior to the commencement of development.
Malahide Road SHD – Part V
John Spain Associates Planning and Development Consultants
2
In accordance with the Planning and Development (Amendment) (No.3) Regulations 2015 and the guidance provided in Circular PL10/2015, please find the following information enclosed on behalf of the applicant, Claregrove Developments Limited:
(i) Part V drawings prepared by JF Architects, which includes site layout plans and floor plans, illustrating the location within the scheme of the proposed Part V units (as set out above), and a schedule of areas;
(ii) Applicants Estimated Table of Costs, including Estimated Total Cost to the Planning Authority and Estimated Cost Per Unit.
The exact details of the Part V agreement will be required to be agreed as a condition of planning permission. The applicant will engage further with Dublin City Council Housing Department following receipt of a final grant of permission and prior to commencement of development, to agree the final details of the Part V agreement for the development. In preparing this information we have had regard to Circular PL 10/2015, Housing Circular 36/2015 and the Part V of the Planning and Development Act 2000 – Guidelines January 2017, issued by the Department of Housing, Planning, Community and Local Government. We trust that this is satisfactory in the context of the requirements of the Regulations for this SHD application to An Bord Pleanála. We would be happy to provide further clarification on any aspects of this application if required. Yours faithfully, ___________________ John Spain Associates
Page 1 of 4
Part V Proposal to DCC (Dublin City Council)
Claregrove Developments Limited, Proposed Development at Clarehall, Malahide Road, Dublin 17.
SHD (Total 331 Units)
12th November’19
This proposal is made by the applicant pursuant to the requirements of Part V of the Planning and
Development Acts (as amended) and the Art. 22 of the Planning and Development Regulations 2001-
2015.
The proposal outlines how the applicant proposes to discharge obligations under Part V. As such the
proposal sets out:
(a) Which option under s.96 (3) of the Planning and Development Acts the applicant proposes
to take in fulfilling the requirements of Part V.
(b) Details in relation to the units that will be provided by way of a list and types of apartment is
set out in the attached plans and
(c) Estimated Costs of Units
a) Option
The applicant proposes to discharge obligations under Part V by way of building and leasing units to
the planning authority or persons nominated by the planning authority on the site the subject of the
planning application (s.96(3)(b)(i)).
b) Details of Units
Lorraine Gaughran (DCC Housing Department) has advised us of DCC preference for as many units as
possible to be together in the one block/core. We have endeavoured to achieve this objective with
units in Block A (Smaller block at city centre end of site) and Duplexes.
The schedule of units below shows 33 units made up of all 12 units on each of Floors 1 and 2 of Block
A plus 9 standalone duplexes to rear of site. This equates to 10.3% of Total Sq. Ft. and 10.0% of
Units.
The 33 Units are indicated in the schedule in Appendix A below and on the plans attached. In proposing these units, the applicant would welcome discussion with the planning authority as to location or modification of the proposal.
Page 2 of 4
c) Estimated Costs
With the continued increasing trend in construction costs, it is difficult to predict exact construction costs for units that would not commence until second half of next year and would only complete two years later at end of 2022. However, based on best information available at this time the following is our current estimated cost;
Along with proposed units outlined above, we would welcome the opportunity to meet with the Housing Department to discuss approach to dealing with costs.
TOTAL (€) AVG.€ /UNIT
Total Construction Cost (10.34% of Total) 7,565,856 229,268
Development Costs (10.34% of Total) 1,540,356 46,677
Total Costs 9,106,212 275,946
Profit on Cost (12.5%) 1,138,276 34,493
Sub Total 1 10,244,488 310,439
Land Cost (current use - 10.34%) 413,657 12,166
Pre VAT Total 10,658,146 322,605
VAT at 13.5% 1,438,850 43,552
Grand Total Cost (for Transfer purposes) 12,096,995 366,157
Key Assumptions
No. Units (Part V) 33
Estimated Construction Costs of 331 Apartments (€) 73,160,618
Development Costs (incl. Finance Costs) 14,895,000
Land Value - Current Use 4,000,000
Page 3 of 4
Appendix 1 – Part V Schedule (Nov’19)
BLOCK A
Block Floor Unit No Description Apt. Type Beds/Persons GFA (m2)
A 1 1 1 Bed Apt. 1B 1B/2P 50.0
1 2 1 Bed Apt. 1B 1B/2P 50.0
1 3 1 Bed Apt. 1B 1B/2P 50.0
1 4 2 Bed Apt. 2B 2B/4P 77.6
1 5 2 Bed Apt. 2B 2B/4P 77.6
1 6 1 Bed Apt. 1B 1B/2P 50.0
1 7 2 Bed Apt. 2B 2B/4P 78.0
1 8 2 Bed Apt. 2B 2B/4P 76.3
1 9 2 Bed Apt. 2B 2B/4P 76.3
1 10 2 Bed Apt. 2B 2B/4P 78.0
1 11 2 Bed Apt. 2B 2B/4P 77.6
1 12 2 Bed Apt. 2B 2B/4P 77.6
TOTAL BLOCK A 819.0
BLOCK A
Block Floor Unit No Description Apt. Type Beds/Persons GFA (m2)
A 2 1 1 Bed Apt. 1B 1B/2P 50.0
2 2 1 Bed Apt. 1B 1B/2P 50.0
2 3 1 Bed Apt. 1B 1B/2P 50.0
2 4 2 Bed Apt. 2B 2B/4P 77.6
2 5 2 Bed Apt. 2B 2B/4P 77.6
2 6 1 Bed Apt. 1B 1B/2P 50.0
2 7 2 Bed Apt. 2B 2B/4P 78.0
2 8 2 Bed Apt. 2B 2B/4P 76.3
2 9 2 Bed Apt. 2B 2B/4P 76.3
2 10 2 Bed Apt. 2B 2B/4P 78.0
2 11 2 Bed Apt. 2B 2B/4P 77.6
2 12 2 Bed Apt. 2B 2B/4P 77.6
TOTAL BLOCK B 819.0
Duplex's
Block Floor Unit No Description Apt. Type Beds/Persons GFA (m2)
Duplex's 2 3 Bed Duplex 3A 3B/5P 120.0
3 2 Bed Duplex 2N 2B/4P 94.0
4 2 Bed Duplex 2N 2B/4P 94.0
5 2 Bed Duplex 2N 2B/4P 94.0
6 2 Bed Duplex 2N 2B/4P 94.0
7 2 Bed Duplex 2N 2B/4P 94.0
8 2 Bed Duplex 2N 2B/4P 94.0
9 2 Bed Duplex 2N 2B/4P 94.0
10 2 Bed Duplex 2N 2B/4P 94.0
TOTAL Duplexs 872.0
Units GFA (m2)
TOTAL PART V 33 2,510
GRAND TOTAL 331 24,271
% Part V (GFA m2) 10.0% 10.34%
Page 4 of 4
ttttt
COURTYARD 1
206.0 sqm
BU
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LA
NA
B
U
S
G
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O
V
E
L
A
N
E
BUS STOP
STOP
ttttt
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ROOF +63.25
PARAPET +65.90
ROOF
(ACCESS FOR MAINTENANCE ONLY)
ROOF
(ACCESS FOR MAINTENANCE ONLY)
ROOF
(ACCESS FOR MAINTENANCE ONLY)
ROOF
(ACCESS FOR MAINTENANCE ONLY)
PARAPET +62.75
PARAPET +63.00
PARAPET +62.75
PARAPET +62.75
PARAPET +62.75
PARAPET +64.50
PARAPET +64.50
PARAPET +61.95
PARAPET +61.95PARAPET +61.95
PARAPET +61.95PARAPET +61.95
PARAPET +61.95
PARAPET +61.95
ROOF +64.00
ROOF +64.00
BU
S
BU
S
LA
NA
LA
NA
B
U
S
LOOK RIGHT
FIRST STOP GARAGE
G
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P
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IV
A
TE
R
O
A
D
KILKEE HOUSE
BUS STOP
STOP
STOPSTOP
28100
ttttt
COURTYARD 2
BU
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LA
NA
B
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G
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V
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L
A
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BUS STOP
STOP
27650
ttttt
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ROOF +63.25
PARAPET +65.90
ROOF
(ACCESS FOR MAINTENANCE ONLY)
ROOF
(ACCESS FOR MAINTENANCE ONLY)
ROOF
(ACCESS FOR MAINTENANCE ONLY)
ROOF
(ACCESS FOR MAINTENANCE ONLY)
PARAPET +62.75
PARAPET +63.00
PARAPET +62.75
PARAPET +62.75
PARAPET +62.75
PARAPET +64.50
PARAPET +64.50
PARAPET +61.95
PARAPET +61.95PARAPET +61.95
PARAPET +61.95PARAPET +61.95
PARAPET +61.95
PARAPET +61.95
ROOF +64.00
ROOF +64.00
BU
S
BU
S
LA
NA
LA
NA
B
U
S
LOOK RIGHT
FIRST STOP GARAGE
G
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O
V
E
L
A
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P
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IV
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KILKEE HOUSE
BUS STOP
STOP
STOPSTOP
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BUFFER PLANTINGBUFFER PLANTING
PRIVATE AMENITY
27.00 sqm
PRIVATE AMENITY
24.0 sqm
CAR PARK
16 Spaces
SECURE BICYCLE PARKING
132.00 sqm (108 Spaces)
9.16.
DOUBLE MV SUBSTATION
28.00 sqm
PRIVATE AMENITY
24.0 sqm
CRECHE
198.0 sqm
CLASSROOM 2
47.41 sqm
CAR PARK LEVEL 1 (CP L1)
41 Spaces
01. 10. 20.
30.
41.
SECURE BI CYCLE
PARKING 1
87.0 sqm (72 Spaces)
BUFFER PLANTINGBUFFER PLANTING
BUFFER PLANTING
PRIVATE AMENITY
27.00 sqm
PRIVATE AMENITY
27.00 sqm
PRIVATE AMENITY
23.0 sqm
PRIVATE AMENITY
27.0 sqm
+31.30
+31.45
DUPLEX 05
GF: 49.0 sqm
PRIVATE AMENITY
22.3 sqm
+31.30
+31.45
+31.30
+31.45
M
A
IN
T
E
N
A
N
C
E
V
E
H
IC
LE
A
C
C
E
S
S
+29.50
+30.10
+31.56
+31.33
+31.11
+31.65
+31.47
+35.26
PRIVATE AMENITY
27.00 sqm
HAMMERHEAD FOR MEDIUM
SIZE REFUSE VEHICLE
(see dwg. NRB-ATR-001)
VENT
VENT
VENT
PRIVATE AMENITY
17.0 sqm
BUFFER PLANTING
BUFFER PLANTING
+30.10
+30.35
+32.00
+30.45
CAR PARK LEVEL 3 (CP L3)
41 Spaces
VOID OVER CRECHE
6000
7450
11.65 sqm 10.11sqm 10.36 sqm
6000
7450
6000
7450
VOID OVER
SECURE BICYCLE PARKING
VOID OVER
PARKING
VOID OVER
SUB-STATION
+32.60
SECURE BICYCLE
PARKING B3
52.0 sqm (44 Spaces)
01. 10. 20.
30.
+32.60
40.41.
VENT
VENT
VENT
890
G
R
O
V
E
L
A
N
E
PROJECT
DRAWING
DATE
DRAWN BY
DRAWING NUMBER REVISION
DRAWING LOCATION
DRAWING STATUS
CLIENT
SCALE JOB NO.
T: (01) 6689888 E: info@jfa.ie W: www.jfa.ie
1 0 3 L E E S O N S T R E E T U P P E R , D U B L I N 4 .
J O H N F L E M I N G
A R C H I T E C T S
GENERAL NOTES
1. COPYRIGHT RESERVED
2. DO NOT SCALE DRAWING. USE FIGURED DIMENSIONS ONLY.
3. ALL DISCREPENCIES TO BE REPORTED TO ARCHITECT.
4. THE CONTRACTOR IS RESPONSIBLE FOR CHECKING ALL LEVELS AND
DIMENSIONS.
5. ALL STRUCTURE TO BE TO STRUCTURAL ENGINEERS DETAILS.
6. ALL MECH & ELEC SERVICES TO SERVICES ENGINEERS DETAILS.
7. ALL PROPRIETARY ITEMS TO BE INSTALLED IN ACCORDANCE WITH
MANUFACTURERS INSTRUCTIONS.
8. CONTRACTOR IS RESPONSIBLE FOR THE COORDINATION OF STRUCTURE
FINISHES AND SERVICES.
REV DATE DESCRIPTION BY
w:\19 jobs\1910\03-planning\3.1 planning application\3.1.2.xref
Proposed Build-to-Rent Scheme
Proposed Part V Provision
01.11.2019
MMS
P-PV-001
PLANNING
Claregrove Developments Ltd
-
Newtown, Malahide Road (R107), Dublin 17 .
1:250@A1 1910
N
Block A: Proposed First Floor Plan (Podium) Scale 1:250
Proposed Part V Units
8 x 1 Bed Apts. 50 sqm
16 x 2 Bed Apts. 76.3 - 78 sqm
8 x 2 Bed Duplexes 94 sqm
1 x 3 Bed Duplexes 120 sqm
Total = 33 Units (10% of 331 Units)
Block A: Proposed Second Floor Plan Scale 1:250
Block A: Location Keyplan
Duplexes: Location Keyplan
Units proposed for
Part V Provision
Proposed Duplexes: Ground Floor Plan Scale 1:250
Proposed Duplexes: First Floor Plan Scale 1:250
A.1.12
A.1.01 A.1.02 A.1.03
A.1.04
A.1.05
A.1.06
A.1.07
A.1.08A.1.09
A.1.10
A.1.11
A.2.12
A.2.01 A.2.02 A.2.03
A.2.04
A.2.05
A.2.06
A.2.07
A.2.08A.2.09
A.2.10
A.2.11
DUPLEX 02
DUPLEX 03 DUPLEX 04
DUPLEX 06 DUPLEX 07
DUPLEX 09 DUPLEX 10
DUPLEX 05
DUPLEX 08
DUPLEX 02
DUPLEX 03 DUPLEX 04
DUPLEX 06 DUPLEX 07
DUPLEX 09 DUPLEX 10
DUPLEX 05
DUPLEX 08
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