We refer to the planning application for permission to build 63 residential units on the Oatlands Monastery site which we believe will have serious negative consequences for Cherrygarth, Trees Road and indeed most of Mount Merrion.
Dun Laoghaire Rathdown CC has turned down the planning application for this site. The developers have now appealed this decision to An Bord Pleanala. It is critical that the residents of Mount Merrion make their views known to An Bord Pleanala by 17th October. There is no change to the plan rejected by DLR CC, so we are recommending that you ask An Bord Pleanala to reject this appeal.
We detail below the process you must follow when making an observation. (You make ‘observations’ to An Bord Pleanala, not objections). Anyone can make an observation irrespective of whether or not you made an observation/objection to DLR.
The cost of making an ‘observation’ is €50 (a worthwhile investment to protect your neighborhood and quality of life?).
You can also get together with a few of your neighbours and make a joint observation for the one fee of €50.
If you have any questions or need help, you can contact us through the website mountmerrion.ie or contact any member of the committee, but please act now.
We have set out below why MMRA thinks that this is not a suitable development for the area. If you agree we urge you to make an observation.
Mount Merrion Residents Association
Our Issues with the Development
Over development of the site – what is now proposed is quite over-scaled in the context of the location of the site and the objectives of the County Development Plan for that location.
Height and Changes to Ground Levels The proposed buildings are significantly higher than the bungalows in Cherrygarth and the existing two-storey houses on Trees Road thereby affecting the privacy of existing homes.
Flooding of properties on Trees Road and Cherrygarth
Sewage and drainage outflows from the new development is proposed to go through Cherrygarth, which will require raising ground levels by approximately 2-3 metres in parts of the site to achieve a fall. The site falls from north-west to south-east and the natural flow for drainage purposes is to Woodlands Avenue and the Dublin Road, downhill of the site.
Rather than use the natural flow it has been proposed to direct the drainage uphill into Cherrygarth. To achieve this the site must be raised by up to 2.5meters on the eastern and southern boundaries. Surface water will almost certainly seep into properties in Trees Road and Cherrygarth and destabilise the existing 300-year-old granite wall.
Damage to and removal of trees.
The changes in ground level also entail removal of trees which is a key amenity.
Damage and severe disruption to life in Cherrygarth
The proposed drainage layout necessitates excavating a trench, up to 5 meters deep right through Cherrygarth, and possible removal of tens of thousand tons of excavated material from the site. This has implications for damage to and the stability of properties. This will be disruptive and impede access to the homes of existing residents for an unspecified period.
Social: The removal of land from a school in a densely populated South Dublin location in order to pave the way for high density development is not sustainable development. The school and its facilities are a vital local amenity.
Open Space The 25% open space requirement for institutional lands cannot be met with the proposed density.
Access Alternative access possibilities to the site of the proposed development, including via Woodlands Avenue and/or the old Dublin Road have not been given sufficient consideration
Construction Impacts Impact of constructing the development in terms of excavation of materials, possible rock breaking and impacts on hydrology.
Significant volumes of excavated material will have to be removed from the site and that even greater volumes of suitable, engineering grade fill may have to be imported subsequently to build up the site levels. This on roads that were not built to sustain heavy traffic.
Physical impacts: Overlooking and degradation of existing amenities.
No consultation with local community. There was no consultation of any kind with the local community.
Legal liability clause – If required: According to specific engineering advice I have received this may result in my garden and gardens on Trees Road and Cherrygarth being subject to flooding. I will hold the Dun Laoighre Rathdown County Council liable for damage to my property in the event of flood damage arising as a consequence of the council granting permission for this aspect of the proposal. In this regard please note this Letter of Objection will be used as evidence in Court to fix Dun Laoighre Rathdown County Council with a Court Order for damages and an Order for costs
You may agree with some or all of the points above and may feel stronger about some over others. That is fine – it is important for An Bord Pleanála to gain a broad understanding of the diversity of impacts that the development will have on the community.
Our view is that it is best to write about the likely impacts on you personally:
- Impacts of excavation through Cherrygarth.
- Loss of privacy and enjoyment of your property.
- Possible damage to your house resulting from flooding as a result of raising the levels on the site.
- Local Road system currently overloaded. Exit to Trees Road will become more hazardous.
- Overlooking of properties on Trees Road and Cherrygarth
- Child safety in the schools
- Traffic and destruction of road system during construction.
How to submit an observation on the Oatlands appeal to An Bord Pleanala
Everyone is entitled to make an observation to An Bord Pleanala on this development
Your own address
An Bord Pleanala.
64 Marlborough street,
- Location: Site at rear of Oatlands College Mount Merrion.
- Name of planning authority: Dun Laoighre Rathdown County Council.
- Reference number: D16A/0465 (PL06D.247267)
In your letter outline in full the basis for your observations and the reasons, considerations and arguments on which they are based.
Enclosed is a cheque/Postal order for €50 payable to An Bord Pleanala
Signed: Joe Boggs
Supporting signatories and Road with number.
Note: Please deliver it by hand to an employee of the Board (not a security person) during office hours (9.15 a.m. to 5.30 p.m.) on Monday to Friday, so that the appeal reaches the Board by 5.30pm on 17th October.
Do not place the appeal in the Board’s letterbox.