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Ireland's political and cultural magazine
— November - December 2009
Flouted planning
Irish planning is that the plans
– National Spatial Strategy (NSS), Regional
Planning Guidelines (RPGs), County/City
Development Plans (CDPs) all push roughly
the right buttons. But they are ignored by
local authorities in awarding planning per-
missions. And by developers. So they make
little difference.
This suited Fianna Fáil Ministers for the
Environment perfectly. It enabled them to
point to the nice plans and say how great they
were. And to ignore the reality of sprawl and
dross on the ground.
The main thing was that unless some-
one took an appeal or a legal action the
local authority could flout the plans. That
is why we have so much featureless com-
muter belt in Meath, Wicklow and Kildare,
around Dublin; and why we have been build-
ing one-off housing at rates of and %
of total new dwellings in most counties apart
from the cities.
Fianna Fáil know this. Fine Gael know
this. That’s why they reserve so much spit-
tle for people who appeal and litigate. They
know that only through appeals and litiga-
tion do you get the plans and laws enforced.
Without plans and proper, laws their friends
in the speculation, construction and one-off-
house-building sectors get richer. The Greens
can sometimes be a little soft-minded and it is
not clear they understand this.
At the moment planning decisions and
even County Development Plans need only
“have regard” to plans higher up the plan-
ning hierarchy like the NSS and RPGs. “Have
regard” often means think about for a milli-
second - then flout.
Local Area Plans were invented in
Noel Dempsey’s time as Minister for the
Environment. They are supposed to provide
for well .. local plans, that implement the CDP
at a local level. The legislation says they should
implement the CDP.
There’s nothing anyone can do if local
authorities flout their plans. Outside appeals
and litigation.
So the Greens convened lots of working
groups and have published a planning bill that
requires that plans “are consistent” with all
the plans higher up the planning hierarchy. It
seems the Department of the Environment’s
lawyers (who don’t much like interfering
with a planning and development free-for-
all) think that’s radical enough. But it won’t
work. There’s a need for a commission – or a
judge - to ensure the consistency. Otherwise it
will take someone to appeal or litigate before
“consistency” can be guaranteed. Doubtless
the Greens believe the Department of the
Environment will ensure the “consistency”
but they’re not ensuring it now – and that’s
under a Green Minister. What will it be like
under Fergus O’Cowd or Billy Timmins?
In Councillor Tony McEvoy (from
Kildare) and I took a High Court case against
Meath County Council (MCC) for pervasive
rezonings that flouted the RPGs for Greater
Dublin. Although the High Court ruled that
the phrase ‘have regard to’ meant that City or
County Council did not have to follow the RPGs
in preparing their Development Plan, Mr Justice
Quirke was highly critical of Meath MCC which
had taken up a lot of court time exposing its own
ridiculous mathematics. The court ordered
some of the costs against the County Council.
Years after this, MCC published a meticulous
settlement strategy in the revised Meath
CDP, which set out in stringent tables the man-
ner in which MCC intended to abide by the RPGs.
Their premise was that there was an oversup-
ply of land zoned for development and that MCC
would generally desist from new zoning in sub-
sequent Local Area Plans in order to ensure that
they would be ‘consistent with’ the CDP.
However, the temptation to zone new
lands in the raft of new LAPs adopted this
year proved has too much for the elected MCC
Councillors, safe in the knowledge that the
Minister for the Environment cannot inter-
vene under the current legislation.
A case in point is the heritage village of
Moynalty. The Meath CDP and the original
Draft LAP for Moynalty clearly identify the suf-
ficiency of land zoned to cater for future pre-
dicted residential development. Regardless,
the minutes of the Special Council Planning
Meeting of the
th
of April clearly doc-
ument that, following a submission received
by Patrick Sheridan and Thomas Duigan
to zone . hectares and . hectares
located at some remove from the established
village development boundary, the County
Councillors, contrary to the direct advice of
the County Manager, resolved to amend the
Draft LAP to zone the lands. A submission by
the Department of the Environment on the
amended Draft LAP expressed considerable
concern at the proposed additional zoning
and the County Manager at a Council Meeting
of the th of July again reiterated his
recommendation that the lands should revert
to their original unzoned status. But as often
this was ignored.
Inevitably, Moynalty is not unique. The
following additional LAPs manifest a similar
approach from both Management and coun-
cillors: Clonard;Athboy; Kentstown; Slane;
Oldcastle; Gibbstown; Kildalkey; Longwood;
Ratoath; Enfield; Summerhill; Carlanstown;
and Carnaross.
The process in Moynalty and the rest of
Meath is mirrored country-wide. However,
perhaps because of management caution after
the earlier High-Court litigation, the CDP in
“‘Have regard’
often means think
about for a milli-
second – then
flout”
The problem is not the plans
at the top of the hierarchy:
it is those who implement them
m i c h a e l s m i t h
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MEATH COUNTY C
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To protect and enhance the ameni
residential communities.
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institutional complexes and herita
redevelopment and infill proposal
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action area planning approaches.
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ND USE ZONING OBJECTIVES
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a
character of existing town and vill
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for new and im
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s
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Z o n e d L a n d n o t i
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Z o n e d L a n d n o t i
e D r a f t L o c a l A r e a
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e D r a f t L o c a l A r e a
e D r a f t L o c a l A r e a
e D r a f t L o c a l A r e a
e D r a f t L o c a l A r e a
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e D r a f t L o c a l A r e a
e D r a f t L o c a l A r e a
e D r a f t L o c a l A r e a
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P l a n
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P l a n
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P l a n
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P l a n
P l a n
S
P
Access Points
Protected Structures
Pedestrian Walkways
P
ECIFIC OBJECTIVES
National Monument
Framework Plan Boundary
FP1
FP1
FP1
FP1
FP1
FP1
FP1
FP1
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Reillystown
Provision of footpaths
Development Area Boundary
Areas of Archaeological interest
Trees To Be Preserved
Views and prospects
DONORE
FP2
FP2
FP2
FP2
FP2
FP2
FP2
FP2
FP2
FP2
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FP2
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FP1
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FP1
Note: Details shown on this map is for information
p
details on any item should be clarified with Mea
t
This map has been produced by Meath County C
o
Local Authority and Ordnance Survey
b
© Ordnance Survey Ireland & Government of Irelan
d
NOTE - UNAUTHORISED REPROD
U
OF THIS MAP INFRINGES
Amendments to Draft LAP
p
urposes only. Furthe
r
t
h County Council
.
o
uncil with available
b
ase data
.
d
, Meath CCMA 980
2
U
CTION
Sc
a
Co
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Co
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C:\MAPDATA\Archive\Nobber L
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a
le - 1:5,000
e-
m
ntact:
a
nning Departmen
t
e
ath County Council
unty Hall,
ilway Stree
t
v
an, Co. Meath
en Printing to:
Landscape
OF THIS MAP INFRINGES
STATE COPYRIGHT.
Produced By: K.MCM [05
/
Mapinfo File:
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P\Nobber LAP.wo
r
Tel: (046) 9021581
Fax: (046) 9021463
m
ail: planning@meathcoco.ie
/
09]
Cemetery
School
Church
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MOYNALTY
Saltford
Fort
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Reservoir
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C
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Draft Amendme
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e
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Moynalty Local A
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Moynalty Local A
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2009-2015
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2009 2015
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2009 2015
2009-2015
MEATH COUNTY C
O
MOYNAL
T
nts to
nts to
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ea Plan
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ea Plan
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ea Plan
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ea Plan
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ea Plan
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ea Plan
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ea Plan
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ea Plan
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ea Plan
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ea Plan
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ea Plan
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ea Plan
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ea Plan
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ea Plan
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ea Plan
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ea Plan
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ea Plan
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ea Plan
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ea Plan
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ea Plan
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ea Plan
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ea Plan
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ea Plan
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ea Plan
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ea Plan
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ea Plan
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ea Plan
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ea Plan
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ea Plan
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ea Plan
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ea Plan
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ea Plan
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ea Plan
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ea Plan
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ea Plan
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ea Plan
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ea Plan
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ea Plan
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ea Plan
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ea Plan
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MOYNALTY
Moynalty
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C
S
A
3
A
1
A
5
B
1
L
A
To protect and enhance the ameni
residential communities.
To conserve and protect the char
a
institutional complexes and herita
redevelopment and infill proposal
s
action area planning approaches.
3
1
5
To provide for low density reside
n
accordance with action area base
d
individual dwelling design.
1
2009-2015
2009-2015
2009-2015
2009-2015
2009-2015
2009-2015
2009
-
2015
2009-2015
2009-2015
2009-2015
2009-2015
2009-2015
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2009
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2015
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2009-2015
2009
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2015
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2009-2015
2009-2015
2009-2015
2009-2015
2009
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2015
2009-2015
2009-2015
2009-2015
2009-2015
2009-2015
2009-2015
2009
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2015
2009-2015
2009-2015
2009-2015
2009-2015
2009-2015
2009-2015
2009
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2015
2009-2015
2009-2015
2009-2015
2009-2015
2009-2015
2009-2015
2009
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2015
2009-2015
A
ND USE ZONING OBJECTIVES
To protect and enhance the speci
a
character of existing town and vill
a
for new and im
p
roved town centr
e
ty of developed
a
cter and setting of
ge buildings in residential
s
in accordance with
n
tial development in
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Z o n e d L a n d n o t i
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Z o n e d L a n d n o t i
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Z o n e d L a n d n o t i
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Z o n e d L a n d n o t i
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Z o n e d L a n d n o t i
e D r a f t L o c a l A r e a
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P l a n
P l a n
P l a n
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P l a n
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P l a n
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P l a n
P l a n
S
P
Access Points
Protected Structures
Pedestrian Walkways
P
ECIFIC OBJECTIVES
National Monument
Framework Plan Boundary
B
l
a
c
k
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d
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FP1
FP1
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FP1
FP1
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FP1
FP1
FP1
FP1
FP1
FP1
FP1
FP1
FP1
FP1
FP1
FP1
FP1
FP1
FP1
FP1
FP1
FP1
FP1
FP1
FP1
FP1
FP1
FP1
FP1
FP1
FP1
FP1
FP1
FP1
FP1
FP1
FP1
FP1
Reillystown
F
F
Provision of footpaths
Development Area Boundary
Areas of Archaeological interest
Trees To Be Preserved
Views and prospects
Sa
w
DONORE
w
pit Woo
d
FP2
FP2
FP2
FP2
FP2
FP2
FP2
FP2
FP2
FP2
FP2
FP2
FP2
FP2
FP2
FP2
FP2
FP2
FP2
FP2
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FP2
FP2
FP2
FP2
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FP2
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FP2
FP2
FP2
FP2
FP2
FP2
FP2
FP2
FP2
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F
Note: Details shown on this map is for information
p
details on any item should be clarified with Mea
t
This map has been produced by Meath County C
o
Local Authority and Ordnance Survey
b
© Ordnance Survey Ireland & Government of Irelan
d
NOTE - UNAUTHORISED REPROD
U
OF THIS MAP INFRINGES
Amendments to Draft LAP
p
urposes only. Furthe
r
t
h County Council
.
o
uncil with available
b
ase data
.
d
, Meath CCMA 980
2
U
CTION
Grandgate Wood
1
C
R
Sc
a
Co
Pl
a
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e
Co
Ra
Na
v
Wh
e
A
3
C:\MAPDATA\Archive\Nobber L
A
a
le - 1:5,000
e-
m
ntact:
a
nning Departmen
t
e
ath County Council
unty Hall,
ilway Stree
t
v
an, Co. Meath
en Printing to:
Landscape
OF THIS MAP INFRINGES
STATE COPYRIGHT.
Produced By: K.MCM [05
/
Mapinfo File:
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r
Tel: (046) 9021581
Fax: (046) 9021463
m
ail: planning@meathcoco.ie
/
09]
The elephanT in
The Corner
Councillors want development
here: management does
not. Guess why.
Meath is clear about how limited zonings
should be and nowhere else in the country is
the flouting of the plan by elected councillors
so demonstrable.
It appears that elected MCC Councillors
have learnt very little about proper planning
and sustainable development or the common
good. Notwithstanding the much reported
role that bad planning and overzoning has
played in stoking the property boom and low-
ering the quality of life it appears that our cli-
entelist local government culture prevails in
the Royal County.
Litigation is being prepared.
In Dublin City there is little zoning since
nearly everything is open for densish mixed-
use development. The scam in Dublin City is
not flouting of zonings, it is permissions that
flout the CDP. There is also an issue with LAPs
that flout the Development Plan in Dublin City
but I am leaving that aside for the moment.
An Taisce is seeking intervention from the
Minister for the Environment and an investi-
gation of the way Dublin City Council (DCC)
planners flout the plan. An interesting encap-
sulation of the thinking behind this this is an
article by Senior DCC Planner, Kieran Rose,
in the Irish Times last year. Essentially he
believes that we need to get rid of “limiting
mindsets”; promote the economy and creativ-
ity; and that “a great city has two hallmarks:
tolerance for strangers and intolerance for
mediocrity”. He has no time for the accepted
concept of sustainability or the CDP that is
intended to guide planning permissions, or
for the heritage that distinguishes the attrac-
tions of Dublin from those of New York. That
would be fine except that it is illegal.
In a recent official complaint to the
Minister for the Environment, An Taisce
documents seventeen cases where Dublin
City Council deviates from its own plan. In
most cases An Taisce successfully appealed
the schemes to An Bord Pleanála, which treats
the City Council’s plan more seriously than the
City Council does.
Among the seventeen cases are:
Arnotts Department Store, Henry
Street. A huge mixed-use redevelopment for
the site bounded by Henry Street and Lower
O’Connell Street, including a proposal for
a -storey element. It was granted per-
mission by DCC with few changes. Major
changes were subsequently required by An
Bord Pleanála, These included a significant
reduction in the overall scale of the proposed
development (including the sixteen-storey
element), and a request for the redesign of
the O’Connell Street section of the scheme
(Penneys building), “having regard to the
overriding need to protect the architectural
heritage character of this nationally impor-
tant streetscape”.
An Bord Pleanála set down a very clear
marker of the appropriate scale of devel-
opment in a location close to the GPO and
O’Connell Street. DCC disregarded this in
its consideration of the Carlton development.
‘Dublin Central’ scheme, former Carlton
Cinema site, Upper O’Connell Street.
Redevelopment of the key ‘Carlton Site’, with
a large high-rise sloping park as the centre-
piece of the scheme. It was granted permis-
sion substantially by DCC. Major changes were
requested by An Bord Pleanála in August ,
including omission of the sloping park, omis-
sion of a thirteen-storey element and reten-
tion of many buildings slated for demolition,
particularly on Moore St - because they were
in contravention of the Development Plan and
its Architectural Conservation Area designa-
tion for the area.
Other well-known decisions or sites
where the Bord substantially overturned
Dublin City Council include: the famous Sean-
Dunne-owned former Jurys and Berkeley
Court site, Ballsbridge, with its -storey
tall element; the former Veterinary College
Site, Shelbourne/Pembroke Roads with its
proposal for a mixed-use scheme includ-
ing a -storey tower; a site at Smithfield /
Haymarket, where a -storey building was
proposed at a prominent location on the
west side of Smithfield, adjacent to the Luas
line; the former Motor Taxation Office,
Chancery Street, where replacement of the
existing -storey office building with an elev-
en-story one was proposed at a location of
great sensitivity behind the Four Courts; the
Windmill Site (Digital Hub) site, Thomas
St, where a very high-density scheme incor-
porating and -storey elements was
proposed for a historically-sensitive site,
dominated by an existing protected wind-
mill; and a site at the corner of Bridgefoot/
Island Streets which included an inverted
L-shaped element of storeys, overhang-
ing towards the River Liffey.
Other recently mooted schemes, encour-
aged by City Planners are a Pontoon at Lower
Ormond Quay (refused by An Bord Pleanala), a
Ferris Wheel across the Liffey and the “Suas”,
a sort of ski-lift suspended from giant metal
elbows over the Liffey quays from Heuston to
the “Point Depot”.
There is no effort made in the programme
for government or John Gormley’s new plan-
ning bill to change the patterns of flouting
strategic plans. This is why Ireland will con-
tinue to be one of the worst planned socie-
ties – and least pleasant built environments
- in Europe.
village_oct_09.indd 29 27/10/2009 15:38:17
