Ikea

Ikea oral hearings start today
From:ireland.com
Tuesday, 20th March, 2007

Ikea’s plans to open up shop just off the M50 in north Dublin are to be put to the test at an oral hearing starting today.

An Bord Pleanala is allowing objectors including the National Roads Authority (NRA) to put their case at a meeting today.

In October Fingal County Council granted planning permission, with more than two dozen conditions, for the Swedish furniture giant to open the massive outlet in Ballymun.

If it gets the go ahead the investment in the local area, one in much need of regeneration, would be worth €150 million and create 500 jobs.

But it has been contested on the grounds that it would compound the problems already faced by motorists on the gridlocked M50.

The NRA was one of seven parties to appeal against the initial decision to grant planning permission stating there were serious concerns about the knock-on effect the store would have on the M50.

The body believes the guaranteed high number of shoppers trying to get to the outlet will lead to tailbacks and traffic jams backing on to the motorway.

Treasury Holdings, which is redeveloping the old Ballymun shopping centre, said Ikea could have a significant negative impact on the road network. Tesco Ireland also made a submission in relation to traffic concerns.

The County Council attached around 30 conditions to its approval of the Ballymun development, which Ikea said it was confident it can meet.

One of the conditions set out is that the M50 upgrade be completed, or at least works to the Ballymun Interchange and surrounding roads, before Ikea opens.

With that the earliest likely date any Ballymun outlet could now open is December 2008 or early 2009. The store, set on a 12.7 hectare site in the Ballymun Regeneration Zone, will carry almost 10,000 products with a unique layout allowing customers to view over 50 fully furnished room and home layouts.

While all Ikea stores around the world have a sustainable ethos, Ikea has said the Dublin outlet will go one step further with heating and cooling systems running on 45 per cent renewable sources.

The oral hearing will take place at 2pm in the CG Hotel, (formerly the Great Southern) at Dublin Airport. Plans for an IKEA outlet on the outskirts of Belfast were given the go-ahead late last year.

The store will be built on a 14.5-acre site just past George Best Belfast City Airport and will be linked by dual-carriageway to both of Northern Ireland’s motorways. IKEA bosses hope to have it open by November.

Planning hearing due on Ballymun Ikea store
Tuesday, 20 March 2007 07:25
An Bord Pleanála is to hold a hearing later today into plans by the Swedish furniture giant, Ikea, to locate a major shop in Ballymun in Dublin.

The company secured planning permission last October for a 30,000 square feet outlet, but this was subsequently appealed.

Every day Irish consumers board planes for Glasgow and Manchester with the sole of aim of shopping at Ikea and shipping its products home.

AdvertisementDespite this interest, Ikea refused to open an outlet here because of Irish restrictions on the size of shops – but these were lifted in February 2006.

Last October planning was granted for what was a possible multi million euro investment for a traditionally deprived area.

However concerns about the traffic implications for the congested M50 have led An Bord Pleanála to hold a hearing at a hotel near Dublin Airport at 2pm this afternoon.

Among the objectors are the National Roads Authority, Green Party TD Eamon Ryan and developers Treasury Holdings.

It will be interesting to hear IKEA address the traffic impacts on this and to see what mitigation they can offer on the NRA’s asserted impacts on the M50 and freight access to the €880m port tunnel.

The opening hours issue is a non-runner for 2 reasons the Port and freight flows on the M50 are 24/7 and for consumers it is clear that to have the funds to purchase homewares / furnishings you probably need to work and if you work the traditional 8-6 you will probably drive there on the way home from work or on a weekend afternnon. The type of measures you might like to see put into place could be:

1. Incentivising public transport use for customers by either charging for car-parking or giving a small discount for not using the parking facilities
2. Offering home delivery services on all ranges to encourage people to use public transport
3. Contributing to the capital costs of metro or luas should metro abandoned or mutated in July
4. Paying a toll on each car that enters their car-park towards the capital costs of the M50 upgrade say €0.30-75c
5. Ensuring that their online presence and home delivery service dovetail to encourage remote purchases

Heres the Belfast version.

They should build this regardless of the traffic, or de we want to lose 500 jobs and be forced to go up to Belfast.

I haven’t heard the jobs argument for a while; thanks Stira I’m feeling all nostalgic now. Ikea in the UK are placed 3rd or 4th in the overall market according to the Scotsman group well behind Argos, MFI and Homebase.
http://edinburghnews.scotsman.com/business.cfm?id=1850402006

Whilst IKEA could prove to be a good addition to the city it must be on the City’s terms as they will equally displace a large number of jobs which is fair enough in business as there is only room for the fittest to survive.

However cries of lost jobs are a little dated and do not mask the traffic impacts which need to be fully assessed to ensure that the City can increase its fitness levels and compete with its competitors such as Edinburgh, London, Luxembourg etc.

@stira wrote:

They should build this regardless of the traffic, or de we want to lose 500 jobs and be forced to go up to Belfast.

If this city gets any more congested, 500 jobs lost will seem like small beer.

The IDA already uses a helicopter to transport potential investors to locations around the country as they are afraid the investors would turn and go home if they spent even 10 minutes on our ‘national ‘road’ ‘network’.

And surely better Belfast than Glasgow?

The NRA studies reckon that IKEA would increase traffic on that part of the M50 by 12% as it is now, and by 8% when its three lanes.

Planning decision on IKEA store
Wednesday, 13 June 2007 08:21
The Swedish furniture chain Ikea is expected to hear today if its proposed West Dublin store will get the go ahead.

An Bord Pleanala is expected to deliver its decision on the IKEA store in Ballymun today, earlier than expected.

The proposed development, on 12.6 hectares close to the Ballymun Road junction of the M50, was granted permission by Fingal County Council last October.

AdvertisementAn Bord Pleanala held a week long planning appeal hearing in March on the proposed development where people were able to air their objections.

The council attached 30 conditions to its approval of the Ballymun development which Ikea says its confident it can meet.

One of the conditions set out is that the M50 upgrade, or at least works to the Ballymun interchange and surrounding roads, be completed before Ikea opens.

This means the earliest a Ballymun outlet could now open is December 2008 or early 2009.

If it gets the go-ahead the investment in the local area, one in much need of regeneration, would be worth €150m and create 500 jobs.

But it has been contested on the grounds that it would compound the problems already faced by motorists on the gridlocked M50.

Hmmmmmm

granted: http://www.ireland.com/newspaper/breaking/2007/0613/breaking17.htm

Conditions prevent the store from opening until the M50 upgrade and prevent it from opening before 11 in the morning.

The queues have started allready……………………………

Just comparing the board conditions to your wish list:

@PVC King wrote:

The type of measures you might like to see put into place could be:
Incentivising public transport use for customers by either charging for car-parking or giving a small discount for not using the parking facilities

Board says IKEA must charge for parking.

Offering home delivery services on all ranges to encourage people to use public transport

Board says just that IKEA must offer a home delivery service but no mention of cost or range of goods.

Contributing to the capital costs of metro or luas should metro abandoned or mutated in July

Board requires an unspecified contribution to Metro North costs.

Paying a toll on each car that enters their car-park towards the capital costs of the M50 upgrade say &#8364]Board has limited number of cars entering carpark per day to around 1600.

Ensuring that their online presence and home delivery service dovetail to encourage remote purchases

Board has required that parking charges fund an e-commerce service but does not specifiy delivery charges or range of goods.

Also, IKEA must provide a shuttle bus to Ballymun on a 20 min fequency.

I am disappointed that one condition requires IKEA to provide a minimum number of car parking spaces rather than a maximum. There seems to be concern that local estates would otherwise be used as overflow parking but this could be dealt with using clamping and residents’ permits. Also something tells me that local residents would have their own approach to dealing with unwanted cars.

Also I am disappointed that home delivery is not required to be free and thus cross-subsidised by drivers. The required e-commerce service condition reads:
@ABP wrote:

Within one year of the proposed development commencing trading, an e-commerce/home shopping service (which includes home delivery), shall be introduced

This condition could be satisfied by an e-commerce service offering a range of 10 products with 50 euro delivery charge.

Overall though it’s not a bad deal and it’s clear that the planners are starting to think more about sustainability.

Good deal

Experience of retail parks would dictate that spaces are used 4-5 times per day and in that context the number of spaces required would be limited 800 max. I’m sure that this will focus minds at IKEA on how to control parking and linking parking tokens to previous purchases may prove to be an attractive strategy for them to employ.

It is now up to DCC to control parking within the general area to control the level of traffic generation as the only really biting restriction is the 1600 per day limit which I presume is worded in terms of annual throughput. But if a park n ride site aimed at local commuters were built it could serve IKEA customers to the detriment of the M50

Have to say the main conditions are not that different to the ones I posted in March

@PVC King wrote:

. But if a park n ride site aimed at local commuters were built it could serve IKEA customers to the detriment of the M50

can you expand on that please :confused:

https://archiseek.com/content/showpost.php?p=64350&postcount=9

@archipig wrote:

The NRA studies reckon that IKEA would increase traffic on that part of the M50 by 12% as it is now, and by 8% when its three lanes.

so how does any park n ride system be to the detriment of the M50???

are you saying that a park and ride system would be used wholly by prospective IKEA customers, and not by local commuters who may wish to use it to reduce congestion on the M50???… surely that just a matter of management to serve the optimal numbers…..

In the context of Metro this area will not require a park n ride as most will be within walking distance of the stations; it is simply important that the RPA site any park n ride for this section of line at a location suffciently far from IKEA to prevent the facility being used for their customers as opposed to the commuters for whom it is intended and funded by for the taxpayer.

It is further up to DCC to ensure that any new retail parks in the postcode are sited sufficiently far from IKEA to ensure that those schemes do not have their parking provisions abused by IKEA customers. A thriving and competitve out of town market must be encouraged!!!!

all 30 conditions. 11am opening is only week days.
An Bord Pleanála

PLANNING AND DEVELOPMENT ACTS 2000 TO 2006

Fingal County

Planning Register Reference Number: F06A/0227

An Bord Pleanála Reference Number: PL 06F.220256

APPEAL by Patrick Brown of 105 The Dale, Belgard Heights, Dublin and by others against the decision made on the 10th day of October, 2006 by Fingal County Council to grant subject to conditions a permission to IKEA Ireland Limited care of Tom Phillips and Associates of The Chancery, 3-10 Chancery Lane, Dublin in accordance with plans and particulars lodged with the said Council.

PROPOSED DEVELOPMENT: Development of a large scale retail warehouse with ancillary development, consisting of construction of a two level large scale retail warehouse over partially enclosed ground level/undercroft parking area with a gross floor space of 30,598 square metres [comprising a market hall (6,059 square metres), a showroom (6,117 square metres), a warehouse (9,206 square metres), restaurant (customer and staff) including kitchens (1,761 square metres), a drop-in crèche (197 square metres), a bistro/shop (325 square metres), staff and ancillary office areas (1,247 square metres), a home delivery area (435 square metres), a customer services area (673 square metres), entrance areas (819 square metres), exit areas (559 square metres), goods receiving/waste management area (963 square metres) and ancillary space (2,237 square metres) (principally comprising toilets, stairs (including fire escape facilities), lifts, travellator, lobbies and circulation space, storage and dispatch areas, plant areas, maintenance rooms, trolley storage, substations and switchrooms)], associated tenant signage (including rooftop), associated signage structures, flagpoles, a 2.5 metre high zone for plant at roof level, undercroft plant areas, compactors, raised service yard, hard and soft landscaping including a childrens’ play area, surface water attenuation tanks, cycle parking, changes in level, boundary treatments, internal roads and pathways, lighting, all other associated site enabling and site development works above and below ground (including the provision of drainage facilities), 1,527 number carparking spaces (623 number at undercroft level and 904 number at surface level (including 121 number in a shared parking zone)), 12 number surface level coach parking spaces, the provision of a temporary construction access via the R104 Saint Margaret’s Road (which will revert to development land upon completion of the development), provision of a pedestrian link to the R104 Saint Margaret’s Road, and the provision of two number vehicular accesses to the site via a new road linking a new signal-controlled junction with the R108 Ballymun Road.

(Objective T01 of the Fingal County Council’s North Ballymun Local Area Plan, 2005 promotes the re-alignment of the R104 Saint Margaret’s Road close to the site, which may at a later date link with, supersede, or alternatively, complement the proposed vehicular access route to the R108 Ballymun Road (subject to the relevant statutory process or by agreement with the planning authority)), all on a 12.7 hectare site, approximately, adjacent to the M50 and north of the R104 Saint Margaret’s Road, located in the townlands of Balcurris, Ballymun and Sillogue, Ballymun, Dublin and forming part of the lands of the North Ballymun Local Area Plan, 2005. The site is principally bounded by the M50 to the north, open land to the south, with the R104 Saint Margaret’s Road beyond, open land to the west with Sillogue Lane beyond and open land to the east with the R108 Ballymun Road beyond. The site also includes three spurs to the R104 Saint Margaret’s Road, a spur extending close to the Ballymun interchange, and a spur linking the principal part of the site to a new junction with the R108 Ballymun Road. The lands contain a protected structure (Fingal County Development Plan 2005-2011 reference 614:Ringfort Site, Saint Margaret’s Road, Balcurris – Earthwork). (This development was revised by further public notice received by the planning authority on the 17th day of August, 2006).

DECISION

GRANT permission for the above proposed development in accordance with the said plans and particulars based on the reasons and considerations under and subject to the conditions set out below.

MATTERS CONSIDERED

In making its decision, the Board had regard to those matters to which, by virtue of the Planning and Development Acts and Regulations made thereunder, it was required to have regard. Such matters included any submissions and observations received by it in accordance with statutory provisions.

REASONS AND CONSIDERATIONS

Having regard to the zoning and other provisions of the North Ballymun Local Area Plan, 2005, to the provisions of the “Retail Planning Guidelines for Planning Authorities”, published by the Department of the Environment, Heritage and Local Government in 2005 and to the mitigation measures proposed in the Environmental Impact Statement (as amended) submitted with the planning application, including upgrading of the road network in the area, it is considered that, subject to compliance with the conditions set out below, the proposed development would not adversely affect the retail hierarchy of the area, would be acceptable in terms of traffic safety and convenience and would be in accordance with the proper planning and sustainable development of the area.

CONDITIONS

1. The development shall be carried out in accordance with the plans and particulars lodged with the application, as amended by the further plans and particulars received by the planning authority on the 17th day of August, 2006, except as may otherwise be required in order to comply with the following conditions.

Reason: In the interest of clarity.

2. Prior to the first occupation or use of the proposed development for trading, the following improvements to the Ballymun Interchange shall have been fully completed to the satisfaction of the planning authority:-

(a) the works proposed in the M50 Motorway Upgrade Scheme 2004 for the Ballymun Interchange, as approved by An Bord Pleanála under reference number 06D.ER.2034, including the modifications relating to that Interchange (modification number 1(1) refers),

(b) the two-lane flare on the eastbound M50 off-ramp shall be at least 150 metres,

(c) the two-lane flare on the southbound R108 approach to the roundabout shall be at least 50 metres, and

(d) the two-lane flare on the westbound M50 off-ramp shall be at least 150 metres.

Reason: To avoid serious traffic congestion and in the interest of the convenience and safety of road users.

3. Prior to the first occupation or use of the proposed development for trading, the following improvements to the R108 Ballymun Road shall have been fully completed to the satisfaction of the planning authority:-

(a) the provision of a dedicated left turn lane northbound in the existing hard shoulder from its junction with the site access road for the proposed development to, and linking with, the free flow left turn slip onto the westbound M50 on-ramp at the Ballymun Interchange,

(b) the provision of a third lane and spiral marking system on the circulating carriageway of the roundabout on the R108 over the M50,

(c) the provision of signalised pedestrian and cycle crossing facilities from the western side to the eastern side of the R108 Ballymun Road, these facilities to be included in the layout of the signalised controls that will be provided at the new site access junction for the proposed development on the R108 Ballymun Road.

The works specified above which are required to accommodate and facilitate the proposed development shall be implemented by or on behalf of the developer at no expense to the planning authority. Details of the works shall be submitted to and agreed in writing with the planning authority prior to commencement of development.

Reason: To avoid serious traffic congestion and in the interest of the convenience and safety of road users.

4. (1) Prior to the first occupation or use of the proposed development for trading, the following improvements to the R108 Ballymun Road/Santry Avenue junction shall have been completed to the satisfaction of the planning authority:-

(a) capacity and efficiency improvements involving flaring of the Balbutcher Lane approach to three lanes; extension of the existing westbound right turning lane on Santry Avenue to approximately 120 metres,

(b) provision of dedicated and improved cycle and pedestrian facilities between the development and Santry Avenue along the R108 Ballymun Road and between the development and Balbutcher Lane to the south-west of the site including the provision of a signalised crossing on the proposed pedestrian/cycle link where it traverses Saint Margaret’s Road.

The works specified above which are required to accommodate and facilitate the proposed development shall be implemented by or on behalf of the developer at no expense to the planning authorities. Details of the works shall be submitted to and agreed in writing with the planning authority prior to commencement of development.

(2) Prior to commencement of development, the planning authority shall have received written confirmation to its satisfaction that, in respect of any necessary works outside of the administrative jurisdiction of the Fingal County Council, the developer has the necessary authority and/or agreement to implement the works, or procure their implementation prior to the first occupation or use of the proposed development for trading.

Reason: To avoid serious traffic congestion and in the interest of the convenience and safety of road users.

5. (1) The developer shall provide and operate a shuttle bus service between the development site and Ballymun Town Centre linking with scheduled and planned public transport services. This service shall be operated until an equivalent scheduled bus service serving the development becomes operational. This shuttle bus service shall be a fully wheelchair accessible service and shall operate throughout the opening hours of the proposed development at intervals of not greater than 20 minutes. Details of the initial route, arrangement of stops and all other details of the service shall be submitted to and agreed in writing with the planning authority before the proposed development opens for trading with the public. The route shall be varied as necessary and as directed by the planning authority to take account of any amendments to public transport services or roads infrastructure in the area.

(2) Prior to commencement of development, details of the implementation and operation of a traffic and car park management strategy (TCPMS) and intelligent transport system (ITS) including a parking guidance and information system, shall be submitted to and agreed in writing with the planning authority. These systems shall include variable message signs (VMS), closed circuit television (CCTV), ancillary counting and detection equipment, local monitoring and control with linkages to the relevant traffic control centres of Fingal County Council and Dublin City Council.

(3) Prior to commencement of development, a comprehensive signing strategy both internally and on the public road network shall be submitted to and agreed with the planning authority. This strategy shall include for VMS displays and road network information to be located within the store, within or in the vicinity of the customer exit areas or as otherwise agreed with the planning authority.

Reason: To avoid serious traffic congestion and in the interest of the convenience and safety or road users.

6. Prior to the first use or occupation of the proposed development for trading, the car park layout shall be revised to incorporate a paid parking system with access controls on all entry and exit points. Automatic traffic counters measuring both inbound and outbound flows and lane turning movements shall be installed at the junction of the site access road with the R108 Ballymun Road and at all controlled access or egress points to the development car park. These traffic counters shall incorporate data loggers on site and shall be directly linked to the relevant traffic control centres of both Fingal County Council and Dublin City Council.

A schedule of parking charges shall be applied to car park users (other than coaches and buses which shall not be charged for parking during opening hours), which shall be such as to ensure that the daily peak hour two-way traffic entering and leaving the car parks, as measured by the automatic traffic counters, does not exceed the following values:

Monday to Friday excluding Bank/Public Holidays:

Between 1600 hours and 2000 hours – 650 movements;
All other times – 875 movements;

Saturdays: 1,650 movements;

Sundays, Bank and Public Holidays: 1,700 movements.

At least two months prior to the opening of the proposed development for trading, an initial schedule of charges shall be agreed in writing with the planning authority. Where the daily peak hour two-way traffic flows as measured by the automatic traffic counters do not comply with the thresholds set above, the schedule of parking charges shall be varied as directed by the planning authority until compliance is achieved, save that breaches or non-compliances of a very minor or trivial nature or arising from exceptional circumstances may be disregarded at the discretion of the planning authority.

Reason: To minimise traffic impacts and avoid serious traffic congestion.

7. (1) Monday to Friday inclusive, but not including public holidays, the retail premises shall not be open to the general public outside the following times: 1100 hours to 2300 hours.

(2) The retail premises shall not close to the general public before 2200 hours Monday to Friday (but not including public holidays), before 2000 hours on Saturdays, or before 1900 hours on Sundays and public holidays.

(3) Car parks serving the proposed development shall be open at all such times as considered and found necessary by the planning authority to minimise queuing and avoid car parking on the public road or elsewhere off-site.

(4) In the interest of clarity, and for the avoidance of doubt, the premises shall not be open for any “browse time” or equivalent outside of the hours specified above.

Reason: To minimise traffic impacts and avoid serious traffic congestion.

8. (1) The total number of on-site permanent parking spaces for cars shall not be reduced or otherwise made unavailable below the proposed 1,527 spaces, save as provided for under (4) below or with a prior grant of planning permission.

(2) The additional proposed 121 shared permanent parking spaces, proposed to be provided on the eastern side of the site and to be shared with other future developments, shall be reserved for the exclusive use of the proposed development on Saturdays, Sundays and public holidays, save with a prior grant of planning permission.

(3) An additional 300 temporary short-term parking spaces shall be provided at a location, details of which shall be submitted to and agreed with the planning authority prior to commencement of development. These additional spaces shall not be decommissioned or made unavailable to the development without the prior written agreement of the planning authority at a date subsequent to the achievement of the normal trading pattern for the proposed development. Any agreement on the decommissioning of the 300 additional temporary parking spaces shall be contingent upon the outcomes of the mobility management plan (MMP)/traffic and car park management strategy (TCPMS) review process, as specified below.

(4) 12 additional bus/coach parking spaces shall be provided within the boundaries of the site or within the area proposed for the additional 121 shared car parking spaces. Details in this regard shall be submitted to and agreed in writing with the planning authority prior to commencement of development.

Reason: To ensure adequate off-street parking provision is available to serve the development.

9. (1) A home delivery service shall be provided in accordance with paragraph 84d of the “Retail Planning Guidelines for Planning Authorities” published by the Department of the Environment, Heritage and Local Government in 2005.

(2) Within one year of the proposed development commencing trading, an e-commerce/home shopping service (which includes home delivery), shall be introduced. Any income in excess of operating costs arising from the paid parking scheme required by condition number 6 above shall be used to subsidise the home delivery service for customers who travel to the proposed development using public transport, taxi or by large public service vehicles and for customers who use the e-commerce/home shopping service. Service vehicles and any other traffic generated by the home delivery service shall operate outside peak hours on the public road network. Details of the home delivery service, its subsidy arrangements and any amendments thereto shall be subject to the prior written agreement of the planning authority.

Reason: To encourage the use of public transport by intending customers and in the interest of proper planning and sustainable development.

10. (1) A specific Mobility Management Plan (MMP) for the proposed development shall be prepared and submitted to the planning authority for agreement at least four months prior to the opening of the proposed development for trading. This plan shall contain the measures included in the submitted EIS (as amended) and the strategies outlined therein, updated as considered necessary for the developer to implement a strategy aimed at reducing the usage of private cars in favour of sustainable modes of transport such as walking, cycling and public transport. The plan shall also contain a specific requirement limiting the number of parking spaces for staff associated with the proposed development to 74 spaces, which spaces shall be located in the north-west corner of the site.

(2) Prior to the first occupation or use of the proposed development for trading, an individual person shall have been appointed and taken up the position as “Mobility Manager”. The person appointed shall be a suitably qualified and experienced person in a senior position within the trading company. The name of the appointed person shall be made known to the planning authority and other relevant persons or bodies to the satisfaction of the planning authority and the name of any successor or delegated person shall be notified immediately to the planning authority and other said persons or bodies.

(3) Prior to the first occupation or use of the proposed development, an independent consultant shall have been appointed by the developer, to the written satisfaction of the planning authority, for the purposes of monitoring and reviewing the MMP and traffic and TCPMS. The first reviews shall be undertaken four months after the opening of the proposed development for trading and thereafter such reviews shall take place annually on the anniversary of the first review for a period of five years. Where targets or objectives in the MMP and TCPMS are not met, this five year period may be extended at the discretion of the planning authority. The dates for undertaking the studies and surveys associated with each review shall be agreed in writing with the planning authority at least 14 days prior to the event.

(4) The independent MMP/TCPMS monitoring consultant shall undertake baseline surveys relating to the levels and patterns of parking in residential areas in the vicinity of the proposed development. The surveys, monitoring and review shall otherwise be in accordance with the requirements of the planning authority and shall include pre-commencement surveys over three day periods covering relevant hours on Fridays to Sundays inclusive, travel habit surveys, queue length surveys, parking accumulation and duration of stay surveys, cycle and disabled parking occupancy and accumulation surveys, and parking surveys relating to baseline surveys for residential areas in the vicinity of the proposed development. Corrective action proposed arising from the MMP/TCPMS review and monitoring outputs shall be agreed in writing with the planning authority prior to implementation, and monitoring and review maintained at all times as appropriate to the satisfaction of the planning authority. All costs associated with mobility management planning and monitoring/review of MMP/TCPMS shall be borne by the developer at no cost to the planning authorities.

Reason: To secure the most sustainable travel patterns appropriate to the operation of the proposed development.

11. An event management plan shall be implemented for the first opening of the proposed development for trading and for an agreed period thereafter. The proposed development shall not be opened for its first trading during the period of the annual Dublin traffic management “Operation Free Flow” or any successor to the Christmas/New Year traffic management operation. At least four months prior to the opening of the proposed development for trading with the public, the event management plan shall be submitted to the planning authority for agreement. The developer shall consult with the planning authorities, the traffic authority and fire and ambulance services, the National Roads Authority and any other bodies deemed appropriate by the planning authority in the preparation of this plan.

Reason: In the interest of pubic safety and to avoid serious traffic congestion.

12. Prior to commencement of development, amendments to layout plans consequent upon modifications proposed and/or agreed to comply with road/transportation infrastructure, and other necessary layout amendments, shall be agreed in writing with the planning authority. Agreements shall cover matters including the following:

(a) provision of UTC system at the junction of the R108 Ballymun Road with the site access road,

(b) revisions to pedestrian/cyclists crossing arrangements,

(c) amendments to proposed cycle tracks and advance stop lines,

(d) signing and other interventions as appropriate including diversion routes in respect of access/circulation of high vehicles,

(e) co-ordination of internal pedestrian crossing and vehicular access arrangements to minimise delays to vehicles entering from the public road,

(f) necessary road drainage modifications,

(g) amendments to disabled/family parking arrangements, and

(h) provision of appropriate traffic calming measures on the site access road together with all relevant details of gates and security measures.

All costs associated with necessary and otherwise agreed works shall be borne by the developer at no cost to the planning authorities.

Reason: To ensure a proper standard of development.

13. Prior to commencement of development, the detailed design of all roads/transportation infrastructure and associated modifications to layout associated with the development, shall be subject to road safety audits to the satisfaction of the planning authority. Issues identified at each audit stage shall be subject to appropriate corrective actions and further audits undertaken as necessary to the satisfaction of the planning authority.

Reason: In the interest of traffic safety.

14. All road and transportation infrastructure construction details shall comply with the requirements of the planning authority.

Reason: To ensure a proper standard of development.

15. Public lighting relating to roads and traffic infrastructure development and any other external lighting shall be provided in accordance with a scheme, details of which shall be submitted to the planning authority for agreement prior to the commencement of development.

Reason: In the interest of amenity and public safety.

16. Water supply and drainage arrangements, including the disposal of surface water at construction and operational stages, shall comply with the requirements of the planning authority for such works and services. Surface water drainage shall be based on the principle of sustainable urban drainage systems and revised proposals shall be submitted to the planning authority for agreement for the use of permeable materials in parking areas with an element of recharge to ground.

Reason: In the interest of public health and to ensure a proper standard of development.

17. Details of all landscaping works, including the proposed play facility and boundary treatment, shall be undertaken in accordance with the requirements of the planning authority.

Reason: In the interest of visual amenity and public safety.

18. Save as permitted under this permission, no advertisement or advertisement structure shall be erected or displayed on the building or within the curtilage of the site without a prior grant of planning permission.

Reason: In the interest of visual amenity.

19. The proposed 136 metre long brand logo sign on the roof of the proposed building complex shall be omitted and the roof finished in a uniform colour.

Reason: In the interest of visual amenity.

20. Prior to commencement of development, the developer shall submit to the planning authority for written agreement, detailed specifications regarding construction and operation of the proposed development such as would demonstrate broad compliance with the spirit of the Local Area Plan objective to achieve 60% energy improvement on the Building Regulations standards for 2002.

Reason: In the interest of sustainable development and to comply with the requirements of the Development Plan.

21. (1) Prior to commencement of development, the developer shall submit, and obtain the written agreement of the planning authority to, a plan containing details for the management of waste (and, in particular, recyclable materials) within the development, including the provision of facilities for the storage, separation and collection of the waste and, in particular, recyclable materials, and for the ongoing operation of these facilities.

(2) A planning authority managed “Bring Bank” shall be provided in an appropriate area within or in the vicinity of the car park, to the satisfaction of the planning authority.

Reason: In the interest of public health and promotion of sustainable development.

22. The developer shall facilitate the planning authority in the archaeological appraisal of the site and in preserving and recording or otherwise protecting archaeological materials or features which may exist within the site. In this regard, the developer shall:-

(a) notify the planning authority in writing at least four weeks prior to the commencement of any site operation (including hydrological and geotechnical investigations) relating to the proposed development, and

(b) employ a suitably-qualified archaeologist prior to the commencement of development. The archaeologist shall assess the site and monitor all site development works.

The assessment shall address the following issues:-

(i) the nature and location of archaeological material on the site, and

(ii) the impact of the proposed development on such archaeological material.

Prior to the commencement of development, a report containing the results of the assessment shall be submitted to the planning authority. Arising from this assessment, the developer shall agree with the planning authority details regarding any further archaeological requirements (including, if necessary, archaeological excavation) prior to commencement of construction works.

In default of agreement on any of these requirements, the matter shall be determined by An Bord Pleanála.

Reason: In order to conserve the archaeological heritage of the site and to secure the preservation of any remains which may exist within the site.

23. A revised and updated traffic management plan (TMP) shall be implemented throughout the construction/commissioning phases of the development. Details in this regard shall be submitted to and agreed with the planning authority prior to commencement of development.

Reason: To enable the planning authority regulate and control the development.

24. All necessary measures including the provision of wheelwash facilities shall be taken by the contractor to prevent the spillage or deposit of clay, rubble or other debris on adjoining roads during the course of the works.

Reason: To safeguard the amenities of the area.

25. The developer shall be responsible for informing the Irish Aviation Authority and Dublin Airport Authority in advance regarding construction periods involving high level equipment including cranes.

Reason: In the interest of public safety having regard to the proximity of Dublin Airport.

26. (1) The floorspace areas hereby permitted shall be operated as a single unit and shall not be sub-divided into independent units.

(2) No internal operations increasing the floorspace available for retail or ancillary uses shall be carried out without a prior grant of planning permission.

Reason: To enable the planning authority regulate and control the development.

27. Prior to commencement of development, the developer shall lodge with the planning authority a cash deposit, a bond of an insurance company, or other security to secure the provision and satisfactory completion and maintenance until taken in charge by the planning authority of roads, cycleways footpaths, watermains and drains, and other services required in connection with the development, coupled with an agreement empowering the planning authority to apply such security or part thereof to the satisfactory completion or maintenance of any part of the development. The form and amount of the security shall be as agreed between the planning authority and the developer or, in default of agreement, shall be referred to the Board for determination

Reason: To ensure the satisfactory completion of the development.

28. The developer shall pay to the planning authority a financial contribution in respect of public infrastructure and facilities benefiting development in the area of the planning authority that is provided or intended to be provided by or on behalf of the authority in accordance with the terms of the Development Contribution Scheme made under section 48 of the Planning and Development Act 2000. The contribution shall be paid prior to the commencement of development or in such phased payments as the planning authority may facilitate and shall be subject to any applicable indexation provisions of the Scheme at the time of payment. Details of the application of the terms of the Scheme shall be agreed between the planning authority and the developer or, in default of such agreement, the matter shall be referred to the Board to determine the proper application of the terms of the Scheme.

Reason: It is a requirement of the Planning and Development Act 2000 that a condition requiring a contribution in accordance with the Development Contribution Scheme made under section 48 of the Act be applied to the permission.

29. The developer shall pay to the planning authority a financial contribution in respect of the Fingal County Council Supplementary Development Contribution Scheme for Metro North, in accordance with the terms of the Supplementary Development Contribution Scheme made by the planning authority under section 49 of the Planning and Development Act 2000. The contribution shall be paid prior to the commencement of development or in such phased payments as the planning authority may facilitate and shall be subject to any applicable indexation provisions of the Scheme at the time of payment. Details of the application of the terms of the Scheme shall be agreed between the planning authority and the developer or, in default of such agreement, the matter shall be referred to the Board to determine the proper application of the terms of the Scheme.

Reason: It is a requirement of the Planning and Development Act 2000 that a condition requiring a contribution in accordance with the Supplementary Development Contribution Scheme made under section 49 of the Act be applied to the permission.

30. The developer shall pay to the planning authority a financial contribution as a special contribution under section 48(2)(c) of the Planning and Development Act 2000 in respect of road improvement works. The amount of the contribution shall be agreed between the planning authority and the developer or, in default of such agreement, the matter shall be referred to the Board for determination. The contribution shall be paid prior to the commencement of the development or in such phased payments as the planning authority may facilitate and shall be updated at the time of payment in accordance with changes in the Wholesale Price Index – Building and Construction (Capital Goods), published by the Central Statistics Office.

Reason: It is considered reasonable that the developer should contribute towards the specific exceptional costs, which are incurred by the planning authority, which are not covered in the Development Contribution Scheme and which will benefit the proposed development.

Member of An Bord Pleanála
duly authorised to authenticate
the seal of the Board.

Dated this day of 2007.