Re: SHD APPLICATION FOR A BUILD TO RENT RESIDENTIAL...

39 Fitzwilliam Place Dublin 2

Tel 01 662 5803 Fax 01 676 6374

[email protected] 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

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.

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

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


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


Duplex's 2 3 Bed Duplex 3A 3B/5P 120.0

3 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%

ttttt

COURTYARD 1

206.0 sqm

BU

S

LA

NA

B

U

S

G

R

O

V

E

L

A

N

E

BUS STOP

STOP

ttttt

ttttt

ttttt

ROOF +63.25

PARAPET +65.90

ROOF

(ACCESS FOR MAINTENANCE ONLY)

ROOF


ROOF


ROOF


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 +61.95

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

R

O

V

E

L

A

N

E

P

R

IV

A

TE

R

O

A

D

KILKEE HOUSE

BUS STOP

STOP

STOPSTOP

28100

ttttt

COURTYARD 2

BU

S

LA

NA

B

U

S

G

R

O

V

E

L

A

N

E

BUS STOP

STOP

27650

ttttt

ttttt

ttttt

ROOF +63.25

PARAPET +65.90

ROOF


ROOF


ROOF


ROOF


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 +61.95

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

R

O

V

E

L

A

N

E

P

R

IV

A

TE

R

O

A

D

KILKEE HOUSE

BUS STOP

STOP

STOPSTOP

G

R

O

V

E

L

A

N

E

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: [email protected] 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

Re: SHD APPLICATION FOR A BUILD TO RENT RESIDENTIAL...

Documents

Transcript of Re: SHD APPLICATION FOR A BUILD TO RENT RESIDENTIAL...