Stagg Welcomes Grant of Planning Permission for Business Incubation and Innovation Centre at NUIM Campus
Issued : Tuesday 27 July, 2010
Areas : Maynooth
Deputy Emmet Stagg has welcomed the decision by Kildare Co. Council to grant planning permission to NUI Maynooth for the building of a Business Incubation and Innovation Centre on the North Campus.
The project stated Deputy Stagg was one of the components of the South Meath Area Research Technology Park proposal for Carton which was refused planning permission by An Bord Pleanala last December because of the negative impact the proposal would have had on the character of the landscape of Carton Demesne and the setting of Carton House itself.
At the time of the refusal Deputy Stagg and his colleague Cllr. John McGinley stated that the innovative project should not be lost to the Maynooth Area and suggested that suitable sites were available on the Campus lands.
Deputy Stagg stated that the aim of the Incubation and Innovation Centre is to enable NUIM to accommodate various commercial opportunities linked to its growing research activities.
In conclusion Deputy Stagg looked forward to work on the project proceeding with a view to creating jobs locally during construction and when the project is fully operational.
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19th DECEMBER, 2009 - Stagg Pleased at response from NUIM in relation to Site for Research and Technology Park
Following on from the refusal by An Bord Pleanala of planning permission for the Educational and Research and Technology Park at Carton Estate, Maynooth, Deputy Emmet Stagg wrote to Professor Hughes of NUIM suggesting that St. Patrick`s College Authorities be contacted in relation to the provision of a site for this innovative proposal.
Deputy Stagg stated that St. Patricks College had some 380 acres of land adjoining the College and NUIM and that it was important that every effort was made to find an alternative suitable site for this project. In his letter to Professor Hughes Deputy Stagg stated that if a suitable site was found he and the Labour Party would give the proposal full backing.
Professor Hughes has now responded to Deputy Stagg and has indicated that NUIM are in discussions with St. Patricks College regarding the use of their lands as an alternative site.
Welcoming the positive response from Professor Hughes, Deputy Stagg stated that the creation of an innovation and incubation centre would enable NUIM to accommodate various commercial opportunities linked to its growing research activities. The fact that Intel were particularly interested in the project was also important.
In conclusion Deputy Stagg stated that he would await word from Professor Hughes in relation to the discussions with St. Patricks College and expressed the hope that we might get this project back on track.
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7th DECEMBER, 2009 - Bord Pleanala Rejection of Research and Technology Park at Carton should not be the end of the proposal
Commenting on the decision by An Bord Pleanala to comprehensively refuse planning permission for the Educational and Research/Technology Park at Carton Estate, Maynooth, Deputy Emmet Stagg has stated that the proposal remains viable once a suitable site can be secured.
Deputy Stagg stated that he had serious misgivings about the Carton Site but did not appeal Meath Co. Council`s decision to grant planning permission for the proposal given the current Economic conditions and the promise of Jobs which the proposal would have brought about.
The aim of the Research and Technology Park was the creation of an innovation and incubation centre which would have enabled NUIM to accommodate various commercial opportunities linked to its growing research activities. Intel were also particularly interested in the development of the business and commercialisation centre.
In rejecting the proposal An Bord Pleanala stated that the development would interfere with the character of the Demesne landscape and would seriously injure the setting of Carton House. The Bord also stated that given the distance of the site from Maynooth Town, the distance of the site from public transport services and the current undeveloped lands within Maynooth for such proposals, that the proposal was contrary to Development Plan guidelines issued by the Department of Environment in June 2007 which recommended a logical sequential approach to the development of lands with lands closest to the core and public transport routes being given preference. The Bord also raised concerns with roads infrastructure and the fact that they were not satisfied that the development would not adversely affect the Special Area of Conservation at the Rye Water Valley in Carton.
Deputy Stagg stated that he would speak with public representatives in Meath about the refusal but indicated that he thought any reapplication for this proposal for Carton would not succeed. Whilst Professor John Hughes had indicated at a Maynooth Community Council meeting that such Research and Technology Park`s are more suited off Campus he felt that serious consideration must be given to locating the proposal on some of the 380 acres of land which St. Patrick’s College own adjacent to the existing NUIM campus. We simply cannot let this innovative project go because of location problems stated Deputy Stagg.
In conclusion Deputy Stagg stated that he would contact Professor Hughes with a view to reactivating the project for location within Maynooth Town.
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29th JULY, 2008 - Stagg Objects to Proposals for 5 Storey Apartment Block, Office Blocks and Houses at Carton Demesne
Deputy Emmet Stagg and his colleague Cllr. John McGinley have lodged and objection with Meath County Council to the proposal to build 104 houses, a 5 storey apartment block with 26 apartments and 4 storey office blocks within Carton Demesne, Maynooth.
Deputy Stagg and Cllr. McGinley stated that nothing less than the future integrity of Carton Demesne in its entirety is at stake with this planning application which seeks to change the very nature of how the Demesne with its magnificent House, Gardens and Landscape were to be preserved following the decision of An Bord Pleanala back on the 30th October 1992 when planning permission issued for a leisure/tourism development.
The current planning application intends to put aside the integrated approach taken back in 1992 when the Demesne Proposals were viewed as one entity covering both Kildare & Meath. It introduces a different type of development along with 130 residential units.
Deputy Stagg and Cllr. McGinley made the following points:
- 1. The proposal includes 9,200 sq. m. of floor space for NUI Maynooth for a Sports Science and Research Centre while a further 29,000 sq. m. floor space of the proposal is for Commercial Office Space and Residential Units. We see no logical or sustainable reason for locating these NUIM facilities off campus.
- 2. St. Patrick`s College, Maynooth hold a landbank on the edge of Maynooth totalling 154 Hectares (380 Acres). All of the land is located adjacent to St. Patricks College and NUIM. 70% of the land is directly adjacent to NUIM Campus the bulk of which is zoned under the Maynooth Development Plan 2002 as Institutional and Educational.
- 3. Therefore lands are available right beside the existing campus, near to the Railway Station and excellent public transport links that exist in Maynooth, where there is a proper road infrastructure, which does not necessitate the destruction of Woodlands in Carton Demesne or the destruction of the landscape of the area.
- 4. The proposal conflicts with The Meath County Development Plan 2007/2013 and the Kildare County Development Plan 2005/2011. Specifically The Kildare Co. Development Plan recognizes the International and National Significance of the Tourist/Leisure facility at Carton.
In conclusion Deputy Stagg and Cllr. McGinley stated what is before the Council is the provision of 3 NUIM Buildings within the Curtilage of the Historic Carton Demesne, which necessitates the building of 29,000 Square Metres of Floor Space of Commercial/Residential Development. The building of the NUIM facilities is ultimately the responsibility of Government. Pursuing this path to facilitate NUIM is unsustainable and has the capacity to destroy the character and woodland features of Carton Demesne. It goes against the intentions of An Bord Pleanala of 1992 which at that stage agreed to save Carton House from falling in by agreeing to secure the long term integrity of the Demesne in granting planning permission for a major Tourist and Leisure Development. A sustainable serviced site on the edge of the existing NUIM Campus is available and it is unacceptable to effectively put forward this proposal as a ploy in seeking further development at Carton Demesne.
FULL TEXT OF OBJECTION TO MEATH CO. COUNCIL
The Director of Planning,
Meath Co. Council,
Planning Office,
Abbey Mall,
Abbey Road,
Navan,
Co. Meath.
23rd July, 2008
Dear Director,
Re: Planning Reference DA801926 - Glashrooneen Limited - Development at Carton Demesne
Nothing less than the future integrity of Carton Demesne in its entirety is at stake with this planning proposal which seeks to change the very nature of how the Demesne with its magnificent House, Gardens and Landscape were to be preserved following the decision of An Bord Pleanala back on the 30th October 1992 when planning permission issued for a leisure/tourism development on that part of Carton Demesne in Co. Kildare (PL 9/5/88418 - KCC 91/441) and permission issued similarly for a leisure/tourism development on that part of Carton Demesne in Co. Meath (PL 17/5/87997 -MCC 91/434).
The Labour Party in Kildare supported the proposals back in 1991 on the basis that the House and Grounds would be secured for future generations and on the basis that the House and Grounds would become publicly accessible.
An Bord Pleanala in granting planning permission in 1992 put it in context - ‘Having Regard to the historic precedent of significant alterations to both buildings' and landscape, together with the desirability of safeguarding the long term integrity of the Demesne, it is considered that the proposed leisure/tourism development would, subject to compliance with the conditions set out in the Second Schedule hereto, contribute to the preservation and maintenance of the Demesne and would otherwise be in accordance with the proper planning and development of the area'.
There is no doubt but that fantastic work has been carried out by the owners of Carton Demesne, with the House now restored to pristine condition. The New Hotel blends in well and the 2 New Golf Courses are major tourist/leisure facilities. Of the commitment of the owners of preserving the integrity of the Demesne within Kildare we have no doubt. In relation to the lands in Co. Meath serious doubt has now been caused by this planning application.
The permission granted in 1992 on that part of Carton Demesne in Co. Meath included provision of an all-weather equestrian centre, 48 staff apartments, maintenance buildings, nine hole golf course, creation of new entrance at Dunboyne Road, cart store and starters building. It would appear that this permission was never commenced in any part which is a matter for the owners of the Demesne but we would point out that it did form part of the overall leisure development (Kildare & Meath) for which permission issued.
Condition 3 of the 1992 Meath side permission was quite clear in relation to how far An Bord Pleanala had felt they had gone in terms of allowing development within the Demesne and ensuring that no further development would be contemplated. Condition 3 stated ‘Before any development commences, legally binding agreements shall be entered into between the owners/developers (and their successors in title) and the planning authority. These agreements shall ensure that in the event of the development proceeding - (A) further residential development will be precluded; (B) The staff accommodation will remain centrally managed and reserved for occupation by persons and their immediate family primarily engaged in employment associated with the hotel and its related facilities; (C) A Woodland Management Strategy will be established to enable the implementation of the proposals for the woodlands, including the conservation, extension and regeneration of the perimeter woodland'.
The current planning application before you intends to put aside the integrated approach taken back in 1992 when the Demesne Proposals were viewed as one entity covering both Kildare & Meath. The current proposal introduces a different type of development along with 130 residential units.
On the basis of the past planning decision by An Bord Pleanala we would suggest that the inclusion of 130 residential units (Even the 26 units in the Academic Village) in this proposal is contrary to the spirit of the original decision and is contrary to the proper planning and development of the area.
We would also state that it is quite incorrect to look at this proposal which will destroy the edge of Carton Demesne without looking in totality at Carton Demesne and the effect this proposal would have on it. It introduces a Commercial Element and University Element with no regard to the effect on the Leisure/Tourism Development which was granted in 1992.
MEATH COUNTY DEVELOPMENT PLAN 2007/2013
ECONOMIC POLICY
We note the paragraph included in Table 15 of Section 3 of the Meath County Development Plan 2007/2013 which states ‘To provide for hi-tech/bio tech industries in a campus style development linked to NUI Maynooth on lands within Carton Demesne'.
We also note that the Mechanism for delivery of same states as follows ‘Facilitate preparation and adoption of Masterplan/Framework Plan for lands within Carton Demesne. The preparation of the Master-Plan shall have regard to the proper planning and sustainable development of the area, the preservation of the character of Carton Demesne and the provision of the necessary physical infrastructure.'
It is extraordinary that the provision of;
THREE RESEARCH BLOCKS, 3 to 4 stories in height
THREE OFFICE BLOCKS, 2 to 4 stories in height
AN APARTMENT BLOCK, 5 stories in height
116 HOUSES, 2 to 3 stories in height
could in any way be accepted as preserving the character of the Demesne. The buildings will be visible on all approach roads and from within the Demesne itself. This is certainly contrary to the proper planning and development of the area.
ECONOMIC DEVELOPMENT POLICY 20
Economic Development Policy 20 of the County Plan is also crucial in examining this proposal. It states ‘To permit proposals for industrial or business enterprises in the countryside only where, the proposed use has locational requirements that can only be accommodated in a rural location and this has been demonstrated to the satisfaction of the planning authority, the resultant development is of a size and scale which remains appropriate and which does not negatively impact on the character and amenity of the surrounding area'.
An Bord Pleanala (PL 17.224341) refused planning permission for a Business Complex at Piercetown in Dunboyne on the basis of this policy on 17th January, 2008. We would contend that there are no locational requirements associated with this proposal necessitating its location in the rural countryside of Carton Demesne and we would state that the scale involved will negatively impact on the character and amenity of the surrounding Demesne lands. Therefore the proposal is contrary to the proper planning and development of the area.
TOURISM POLICY
We note ED Policy 47 in relation to Tourism which states as Policy -‘To promote the development of tourism in a sustainable manner and encourage the provision of a comprehensive range of tourism facilities, subject to location, siting and design criteria, the protection of environmentally sensitive areas identified as sensitive landscapes and the consideration of other planning factors such as the Landscape Character Assessment'.
This present proposal could seriously affect the potential of future and exiting tourist/leisure facilities at Carton Demesne and will have a detrimental affect of the landscape of the area. Therefore the proposal is contrary to the proper planning and development of the area.
CULTURAL HERITAGE AND LANDSCAPE PROTECTION
Section 8 of the Meath County Plan has very fine statements about the conservation and protection of the environment including the preservation of the character of the landscape.
The overall goal of the County Plan is ‘To ensure that features of Meath`s natural heritage are protected, that biodiversity is conserved and where possible enhanced, that watercourses are safeguarded from pollution, that landscapes are maintained and enriched, and that tourist and recreational uses are facilitated in a sensitive manner'.
Section 8.2.12 states in relation to Woodlands and Trees - HERITAGE POLICY 29 - ‘To seek to maintain and enhance the natural heritage amenity of the county by promoting the preservation and enhancement of native and semi-natural woodlands, groups of trees and individual trees'.
Indeed HERITAGE POLICY 31 specifically discourages the felling of mature trees to facilitate development.
In relation to Heritage Parks and Gardens, HERITAGE POLICY 33 states as policy - ‘To discourage development that would lead to a loss of or cause damage to the character, the principal components of, or the setting of parks, gardens and demesnes of special historic interest'.
From the above policies one would feel that the landscape and woodland setting of Carton Demesne as it falls within County Meath would be protected from development which would detract from its character, which would be the result if this proposal were allowed to proceed.
In relation to Landscape Character areas, Carton Demesne is located in the South East Lowlands. The Matrix table for assessing the capacity of Landscape Areas shows that within the South East Lowlands, that this area has a Medium Capacity to accommodate Large-Scale Farm Buildings. How one could consider that the Landscape could cope with 3, 4 and 5 Storey Buildings is beyond us. Therefore the proposal is contrary to the proper planning and development of the area.
KILDARE COUNTY DEVELOPMENT PLAN 2005/2011
INTRODUCTION
As stated previously despite the fact that Carton Demesne falls within 2 Local Authority Areas, The Integrity of the Demesne can only be protected by the consideration of the Demesne in totality.
Because of this we feel that Policies outlined in the Kildare County Development Plan should have a bearing on that portion of the Demesne that lies in Co. Meath.
TOURISM POLICY
Carton Demesne has developed into a fantastic Tourist Facility for Kildare, Meath and the Eastern Region.
TR 9 of the Kildare County Plan states as follows - ‘To protect the amenities of the county from insensitive or inappropriate development, particularly any development that threatens the tourism resources of the county'.
CR 6 of the Kildare County Plan states as follows - ‘To recognise the importance of Carton House as a Tourism Facility of National and International Significance. The Council will support and encourage further appropriate development of the tourism and recreational facilities at Carton House'.
Straight away you can see that Kildare`s Policy towards Carton Demesne is the development of tourist and recreational facilities. It does not involve Commercial/Office or Residential Developments. For the sake of the Integrity of the Demesne and the Facilities already provided it is important that development within Carton Demesne in totality is restricted to Tourist and Recreational Facilities.
ARCHITECTURAL HERITAGE
Section 20.4.2 of the Kildare County Plan states as follows - ‘County Kildare boasts a large number of Country Houses and Demesnes where the grounds and settings constitute an intrinsic element of their character. Any piecemeal development of demesnes can be detrimental to the historical and architectural importance of a structure. It is an objective of the Council to prohibit development in gardens or landscapes which are deemed to be an important part of the setting of a Protected Structure or where they contribute to the character of an Architectural Conservation Area.
Carton House and associated out-buildings, stables and yards are listed under the Record of Protected Structures in Co. Kildare.
A full map of Carton Demesne is printed in the Kildare County Development Plan which includes Views to be Preserved, Woodland to be Preserved, the Demesne Wall and a Special Study Area. This expresses the inherent importance of Carton Demesne to the County.
The Kildare County Development Plan in recognition of the decision of An Bord Pleanala back in 1992 recognises that any future development within Carton Demesne must be related to the promotion of tourist/leisure facilities. There is no carte blanche on this but recognition is given of the importance of sustaining this important facility of International and National Significance.
We feel that treating the different county components of Carton Demesne in isolation is unsustainable and given that 90% of the Demesne, if not more, lies within Co. Kildare, that the overriding policy on the future development of Carton Demesne should be that of Kildare County`s Development Plan.
On this basis the present proposal is contrary to the proper planning and development of the area.
SITE SELECTION FOR NUIM
We note that an Innovation Centre, Sports Science Building and Research Centre form part of the proposals for NUIM.
This accounts for 9,202 square metres in total of floor space.
We note that the Commercial Office Space and Residential Components of the proposal account for nearly 29,000 square metres of floor space.
We see no logical or sustainable reason for locating these NUIM facilities off campus.
St. Patrick`s College, Maynooth hold a landbank on the edge of Maynooth totalling 154 Hectares (380 Acres). All of the land is located adjacent to St. Patricks College and NUIM. 70% of the land is directly adjacent to NUIM Campus the bulk of which is zoned under the Maynooth Development Plan 2002 as Institutional and Educational.
Therefore lands are available right beside the existing campus, near to the Railway Station and excellent public transport links that exist in Maynooth, where there is a proper road infrastructure, which does not necessitate the destruction of Woodlands in Carton Demesne or the destruction of the landscape of the area.
The proposal is unsustainable as currently put forward for all these reasons.
The St. Patrick College lands were sought for designation as a Major Town Centre but were rejected under the Kildare County Development Plan 2005/2011 and lands at Collinstown in Leixlip were designated as the Major Town Centre for North East Kildare.
Therefore the lands are available and are suitably zoned.
CONCLUSION
What we have before us is the provision of 3 NUIM Buildings within the Curtilage of the Historic Carton Demesne, which necessitates the building of 29,000 Square Metres of Floor Space of Commercial/Residential Development. The building of the NUIM facilities is ultimately the responsibility of Government. Pursuing this path to facilitate NUIM is unsustainable and has the capacity to destroy the character and woodland features of Carton Demesne. It goes against the intentions of An Bord Pleanala of 1992 which at that stage agreed to save Carton House from falling in by agreeing to secure the long term integrity of the Demesne in granting planning permission for a major Tourist and Leisure Development. A sustainable serviced site on the edge of the existing NUIM Campus is available and it is unacceptable to effectively put forward this proposal as a ploy in seeking further development at Carton Demesne. We call on Meath Co. Council to reject planning permission for this proposal.
We enclose fee of €20 for our submission.
Yours sincerely,
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Emmet M. Stagg T.D. Cllr. John McGinley
