A 60-house development proposed for Brannockstown could be 'a watershed' for the community, a public meeting heard last night.
At an 'exploratory' presentation organised to hear proposals from landowner Brian Mullins and his development team, local resident Anthony Carter said that Brannockstown is 'different from other places in Kildare', and 'unique in its character and history'.
He challenged the promoters to show how their proposal would be appropriate to Brannockstown, given that it represented a development three times the size of another one in the village currently under planning application.
Earlier, architect David Pym and engineer Ian Magahy had outlined the design of the development proposed on 15 acres of land owned by Brian Mullins, designated as residential within the village's 'policy boundary' in the current County Development Plan.
The design, which was emphasised by the architect as being just a discussion draft, suggests a mixed development of homes ranging from approximately 1,200 sq ft to 3,000 sq ft. These would be of contemporary traditional character. David Pym acknowledged that Brannockstown is 'a special place, with a special status' and he said they wanted to provide something suitably tasteful and special.
The proposal included a 'community gain' promise from the landowner to donate two acres of land for a primary school.
The promoters indicated that following feedback from the community, they hoped to have a full plan ready for application to Kildare County Council within the next couple of months.
The early part of the subsequent discussion centered around the school. There was some concern because it wasn't within the designated land, but actually outside the 'policy boundary' of the village. Local councillor Billy Hillis indicated that this wasn't a problem, that it could be dealt with as a planning application without disrupting the Development Plan. He noted that there were at least four recent precedents in the county for school site provision as part of private developments. He cited situations in Naas, Leixlip and Kill.
On being told that Department of Education guidelines required three acres for a primary school, Brian Mullins said that if that was what was needed, it 'would be available'.
The meeting heard that the land for the school could be vested in the community under a trustee system, specifically for primary school use. A suggestion from the floor that the school idea was a 'sweetener' was conceded by David Pym as a valid opinion.
Asked if the school site offer would remain on the table if the development was restricted to a smaller number of houses, Brian Mullins candidly responded that the promoters 'would have to reconsider the position' as a 'business logic'.
On the housing development itself, concerns were raised about density, the impact of a further 60 houses in a community of about 40 current homes and with a further 40 already probable in another development proposal, and difficulties relating to services.
David Pym said the density of four homes to the acre was well within the current Council guidelines of six houses to the acre for village development. He acknowledged that 60 more houses might seem a lot in Brannockstown terms.
On the matter of sewerage he noted that the proposal for a development at Harristown Demesne included a treatment plant designed to deal with the requirements of the whole village, including all current designated land. He added that it was of a modular design and capable of any necessary further expansion.
Worries that the proposed development would exacerbate already evident problems with surface water, particularly during the recent heavy rains, Ian Magahy suggested that unfinished road surfaces in the area may be contributing to water not being able to get into drains.
Billy Hillis agreed, but said he had been trying to hold back final surfacing on some roads until enough traps for surface water are provided. "To resurface as it is would be a waste of money," he said.
A comment about the retention of the trees on the site drew a remark from David Pym that if the community asked that it should be a condition, the promoters would 'be well pleased'. He added that all trees on the site have been surveyed and logged.
Steve Schwer noted that there were a number of old village houses which were protected buildings, and that the residents 'didn't want to see a lot of modern houses stuck in with them'. David Pym answered that the proposed houses 'aren't glass and concrete boxes', but are quite traditional.
The architect conceded that if planning permission was granted and the site was sold to a developer, the new owner could apply to 'change everything'. But it would then require a complete new planning application. Steve Schwer noted that the community had 'bad memories' of developments not being built acording to the original plans.
Some of those present made it clear they would be objecting to the development as proposed, with the number of houses being a key difficulty. One said they would cause a loss of 'the character that makes Brannockstown a wonderful place to live in'.
Brian Mullins said he had no plans for further development on the remainder of his land, which is currently designated for agricultural use. Given the amount of other land designated as residential in Brannockstown, he believed that it was unlikely that this would change in the next Development Plan.
David Pym, responding to another question, noted that the proposed development was not required to provide a 'Part Five' portion to the Council for social housing. But he said that it was envisaged that a section of the development would include 'affordable' homes for first time buyers.
On Anthony Carter's challenge over whether the proposal was 'appropriate' to Brannockstown, Brian Mullins remarked that Kildare County Council had designated the land.
The meeting had begun in a certain amount of obvious tension, but ended with all concerned on apparent good terms, evidenced by a round of applause from the floor. A private discussion by the villagers continued for a time after the promoters left.
Brannockstown residents can now send their own submissions on the proposal to Village Committee chairman Lance O'Brien, for forwarding to the promoters. A further meeting with the community is promised before a planning application is submitted.
Brian Byrne.
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