Landscape and Visual Impact Assessment Lackaroe, Monkstown SHD
←
→
Page content transcription
If your browser does not render page correctly, please read the page content below
Landscape and Visual Impact Assessment
Lackaroe, Monkstown SHD
Project Ref 21-034
Client O'Brien O'Flynn
Date 27/01/2022
LANDSCAPE and VISUAL IMPACT ASSESSMENT Page
1. INTRODUCTION 2
2. RESEARCH METHODOLOGY 2
2.1 Nature of Impacts 2
2.2 Significance Criteria 3
3. RECEIVING LANDSCAPE ENVIRONMENT 4
3.1 Policy / Planning 4
3.2 Site Description 8
3.2 Key Receptors 12
4. CHARACTERISTICS OF THE PROPOSED DEVELOPMENT 13
5. POTENTIAL IMPACTS 14
6. MITIGATION MEASURES 14
6.1 Design Stage 14
6.2 Construction Stage 14
6.3 Operational Stage 14
7. PREDICTED IMPACTS 16
7.1 Construction Phase Impacts 16
7.2 Operational Stage Impacts 16
7.3 Photomontage Analysis 16
8. RESIDUAL IMPACTS 23
9. REFERENCES 23
APPENDIX 1 PROPOSED VIEWS (SEE ALSO 3gNET SUBMISSION) 23
Lackaroe Monkstown – Landscape & Visual Impact Analysis Reference:21-034
Date 2022-01-27 Report Revision: 0
Client: O’Brien O’Flynn
LACKAROE MONKSTOWN SHD -LANDSCAPE AND VISUAL ASSESSMENT
1. INTRODUCTION
This Landscape and Visual Assessment has been prepared by doyle + o’troithigh landscape
architecture. The purpose of this assessment was to review the existing landscape setting of the site,
to assess the likely potential visual impacts arising from the proposed development on the existing
landscape and describe proposed mitigation measures to reduce any likely adverse potential visual
impacts on the receiving environment. This LVIA was prepared by David O’Sullivan, Landscape
Architect, M. Ag. Sc. (HORT)., M.L.A, member of the Irish Landscape Institute and has experience in
preparing a diverse range of Visual Impact Assessments covering residential, sports facilities, care
homes, commercial and renewable energy. The Council of Europe defines ‘Landscape as an area, as
perceived by people, whose character is a result of action and interaction of natural and/or human
factors’. The definition broadens the concept of landscape further than solely framed in terms of
aesthetics and visual amenity. This definition of landscape is what will be used in this report.
This assessment should be read in conjunction with the 12 No. photomontages as prepared for the
scheme by GNET3D and included in planning application. The views were taken in summer / autumn
2021 when deciduous trees were in full leaf and the views could be considered as summer views, i.e.,
when there was maximum deciduous foliage screening views. The photomontage positions were
selected following a site visit to assess the extent of overlooking from adjoining properties and an
assessment of locations around the site area where there was the potential of views of the
development which could be considered as creating a visual impact.
2. RESEARCH METHODOLOGY
This assessment has been based on the following guidance:
• ‘Guidelines on the Information to be contained in Environmental Impact Statements’,
Environmental Protection Agency, 2002.
• ‘Revised Guidelines on the information to be contained in environmental impact statements’ -
Draft September 2017
• ‘Advice Notes on Current Practice in the preparation of Environmental Impact Statements’,
Environmental Protection Agency, 2003.
• ‘Guidelines for Landscape and Visual Assessment’, 3rd Ed., The Landscape Institute and
Institute of Environmental Management and Assessment, 2013.
• Urban Development & Building Heights, Dept. of Housing Planning & Local Government 2018
This assessment has involved:
• Undertaking a desk-top study of the site; including reviewing Ordnance Survey mapping and
aerial photography.
• Reviewing the plans, sections, and elevations of the proposed scheme.
• A review of statutory planning and other documentation in order to ascertain the local and
wider significance from a visual perspective; and
• Visiting the site and surrounding area in autumn of 2021 to assess the site’s location and the
local characteristics of the area to assist in the compilation of the LVIA Report.
2.1 Nature of Impacts
Impact on landscape arising from development has two distinct but closely related aspects:
Form of change to character of the landscape that arises from the insertion of the proposed
development into the receiving environment.
2
Lackaroe Monkstown – Landscape & Visual Impact Analysis Reference:21-034
Date 2022-01-27 Report Revision: 0
Client: O’Brien O’Flynn
• Degree of change to character of the landscape that arises from the insertion of the
proposed development into the receiving environment.
• It is recognised that the combined impact on character and views will draw responses,
the significance of which will be partly informed by an individual’s subjective perception
of how much the changes alters the existing context.
• The assessment of landscape and visual impacts includes:
• Direct impacts upon specific landscape elements and buildings within and adjacent to
the site.
• Effect on the overall pattern of the landscape elements that give rise to the character of
the site and its surroundings.
• Impacts upon any special features or interests in or around the site.
• Direct impacts of the scheme upon views in the landscape.
• Overall impact on landscape character and visual amenity.
2.2. Significance Criteria
Based on the EPA Advice Notes and Guidelines the following terms are used to describe the degree,
quality and duration of an impact and are provided in Table 3.1 below.
Table 2.1: Impact Significance Criteria
Impact Description
Criteria
Profound An effect which obliterates sensitive characteristics
Effects
Very An effect which, by its character, magnitude, duration, or
Significant intensity significantly alters the majority of a sensitive aspect of
the environment
Significant An effect which, by its character, magnitude, duration, or
Effects intensity alters a sensitive aspect of the environment
Moderate An effect that alters the character of the environment in a
Effects manner that is consistent with the existing and emerging trends
Slight Effects An effect which causes noticeable changes in the character of
the environment without affecting its sensitivities
Not Significant An effect which causes notable changes in the character of the
environment but without significant consequences.
Imperceptible An effect capable of measurement but without significant
consequences.
Terms used to describe the quality of change are:
Positive impact: A change that improved the quality of the environment.
Neutral impact: A change that does not affect the quality of the environment.
Negative impact: A change that reduces the quality of the environment.
Terms relating to the duration of impacts as described in the EPA Guidelines are listed as follows:
Temporary impact: Lasting one year or less.
3
Lackaroe Monkstown – Landscape & Visual Impact Analysis Reference:21-034
Date 2022-01-27 Report Revision: 0
Client: O’Brien O’Flynn
Short-term impact: Lasting one to seven years.
Medium-term impact: Lasting seven to fifteen years.
Long-term impact: Lasting fifteen to sixty years.
Permanent impact: Lasting over sixty years.
Fig A: Lackaroe SHD, Monkstown: Site Location and Context (Microsoft Maps)
3. RECEIVING LANDSCAPE ENVIRONMENT
3.1 Policy and Planning
Policy Considerations
The relevant designated sites, local authority designations, archaeological features and protected sites
were assessed from a landscape and visual impact basis with respect to the development proposals
as contained in this submission.
DESIGNATED SITES
National Heritage Sites – National Monuments
There are no National Monument sites that are close to the site to be impacted by the development
proposals.
National Inventory of Architectural Heritage (NIAH)
The proposed development site is located on rising ground above Passage West and the area has a
number of NIAH listed properties and an Architectural Conservation Area lies to the north of the site
(See Fig. B).
There is also a range of listed buildings 700M distant on the opposite side of the estuary which would
have views towards the site.
Carrigmahon Villa (NIAH Ref. 20987021) is located 200M to the southeast of the site but is screened
from the site by topography and vegetation.
Carrigmahon House (NIAH Ref. 20987020) constructed in the early 1800 is situated in heavily wooded
grounds opposite the proposed site entrance. The house is well screened from the site by topography
and vegetation.
Rockville (NIA Ref. 20987018). This listed property is a 100M to the east of the site but at a lower level
and therefore generally screened from the site.
4
Lackaroe Monkstown – Landscape & Visual Impact Analysis Reference:21-034
Date 2022-01-27 Report Revision: 0
Client: O’Brien O’Flynn
Glenbrook Place (NIAH Ref. 209870013-16) - 4 No. Houses built in the mid-1800s is situated 200M to
the northeast of the site. The houses are generally screened from the site by topography and
vegetation.
Woodbine Cottage (NIAH Ref. 20854130) – This listed building is approx. 200M to the northeast of
the site and is located at the edge of the Architectural Conservation Area. Topography and vegetation
screen views towards the site from this location.
Fig B: Lackaroe SHD, Monkstown: NIAH Listed buildings (My Plan Map)
CORK CO. CO. DEVELOPMENT PLAN 2014-2021 (CDP)
County Development Plan Objective GI 6-1: Landscape
The Development Plan sets out in its Green Infrastructure Objective 6-1 as follows: -
a) Protect the visual and scenic amenities of County Cork’s built and natural environment.
b) Landscape issues will be an important factor in all landuse proposals, ensuring that a proactive
view of development is undertaken while maintaining respect for the environment and heritage
generally in line with the principle of sustainability.
c) Ensure that new development meets high standards of siting and design.
d) Protect skylines and ridgelines from development.
e) Discourage proposals necessitating the removal of extensive amounts of trees, hedgerows and
historic walls or other distinctive boundary treatments.
Cork Co. - Landscape Character Assessment
The site is zoned residential (Medium B density) with a provision for a road link to Maulbaun. The site
is located in the City Harbour and Estuary Landscape Character Area and is designated with a Very
High Landscape Value and Landscape Sensitivity of National Importance (See Fig. C).
The County Development Plan identifies large scale developments in these Very High Landscape Value
and Landscape Sensitivity as requiring: - considerable care will be needed to successfully locate large
scale developments without them becoming unduly obtrusive. Therefore, the location, siting, and
design of large-scale developments within these areas will need careful consideration and any such
5
Lackaroe Monkstown – Landscape & Visual Impact Analysis Reference:21-034
Date 2022-01-27 Report Revision: 0
Client: O’Brien O’Flynn
developments should generally be supported by an assessment including a visual impact assessment
which would involve an evaluation of visibility and prominence of the proposed development in its
immediate environs and in the wider landscape.
The Development Plan also states: - The capacity of each landscape character type to absorb new
development will largely depend on the sensitivity of the landscape type. Developments which are
likely to create a significant environmental and particularly visual impact will best be absorbed in areas
where the landscape is robust, i.e., has the capacity to absorb development without significantly
changing its character. All developments should be assessed on a site-by-site basis to avoid, minimise,
or mitigate any potential environmental or visual impact.
The area around the site in Lackaroe is a mixture of agricultural land and established residential areas
and the wider harbour area a mixture of residential and industrial with associated roads, pylons and
masts. As the development is closely linked to the existing residential areas on three sides and respects
the ridgeline to the west of the site it will sit withing the envelope of existing development with rolling
farmland to the rear.
Fig C: Lackaroe SHD Monkstown: Site Zoning (Ballincollig Carrigaline Municipal District LAP)
County Development Plan Objective GI 7-1: General Views and Prospects
Preserve the character of all important views and prospects, particularly sea views, river or lake views,
views of unspoilt mountains, upland or coastal landscapes, views of historical or cultural significance
(including buildings and townscapes) and views of natural beauty as recognized in the Draft Landscape
Strategy.
Protected Views and Prospects
The R610 and R624 roads which run on either side of the estuary are designated as Scenic Routes and
they afford clear views of the rising lands on both sides of the estuary (See Fig. D). The R624 (Cobh
Road) has clear views across the estuary of the site approx. 700m at is closest to the site. The low
angle Photomontages 1,2 & 3 show the proposed upper section of the development generally aligned
with existing residential development in the area and not projecting above the ridgeline to the rear.
The high-tension power line pylons are notable running along the ridgeline.
6
Lackaroe Monkstown – Landscape & Visual Impact Analysis Reference:21-034
Date 2022-01-27 Report Revision: 0
Client: O’Brien O’Flynn
There are also a number of scenic zones also in the area as shown in Figure D below. The development
proposals at Lackaroe do not impact negatively on these scenic zones given that they are generally
screened from the scenic areas close to the site. There are glimpse views of the development from
the scenic area on the eastern side of the estuary, but the development would be read as a
continuation of the existing residential areas adjoining the site and landscape planting will further
reinforce this as it matures.
Fig D: Lackaroe SHD Monkstown: Scenic Routes & Scenic Areas (Heritage Maps)
Greenbelt Protection
The County Development Plan Objective GI 8-1 relates to Prominent and Strategic Metropolitan
Greenbelt Areas requiring Special Protection. The CDP stares: -
Protect those prominent open hilltops, valley sides and ridges that define the character of the
Metropolitan Cork Greenbelt and those areas which form strategic, largely undeveloped gaps between
the main Greenbelt settlements. These areas are labelled MGB1 in the Metropolitan Greenbelt map
(Figure 13.3) and it is an objective to preserve them from development. The CDP map shows that the
site adjoins a Greenbelt Area to the west. No development works are proposed for the greenbelt area
and the layout of the site and proposed landscape measures ensures that the development transitions
sensitively with the Greenbelt lands.
Designated Natura 2000 Sites
There are a number of Designated Sites in the general area of the site: -
Great Island Channel SAC (Site Code 001058): This area lies over 2 Kms to the northeast of the site
and is generally screened from the site by vegetation and topography and therefore there would be
no visual impact from the development proposals.
Cork Harbour SPA (Site Code 004030): The Special Protection Area is located to the north and to the
south of the site but is generally screened from the site by topography and vegetation and therefore
there would be no visual impact from the development proposals.
Urban Development and Building Heights
7
Lackaroe Monkstown – Landscape & Visual Impact Analysis Reference:21-034
Date 2022-01-27 Report Revision: 0
Client: O’Brien O’Flynn
In the Guidelines for Planning Authorities, The Dept. of Housing, Planning and Local Government, 2018
refers to the National Planning Framework and policy objectives to provide more compact forms of
urban development. It quotes National Planning Objective 13 ‘In urban areas, planning, and related
standards, including in particular, building height and car parking will be based on performance criteria
that seek to achieve well-designed high-quality outcomes in order to achieve targeted growth. These
standards will be subject to a range of tolerance that enables alternative solutions to be proposed to
achieve stated outcomes, provided public safety is not compromised and the environment is suitably
protected.’ It is proposed that this development adheres to these guidelines while respecting the
environment and the case of this report the Landscape & Visual Impacts of the development.
Pre-Planning Meeting with Cork Co. Co & ABP
A pre-planning meeting was held on 12th August 2021 between Cork Co. Co. representatives, the
applicant, planners, consultant architects, engineers, and landscape architects. The main landscape
related issues concerned separation from existing housing, boundary treatments the removal of
vegetation and replacement planting. From an ecological perspective it was stated that maximisation
of biodiversity opportunities would be welcomed. A tripartite meeting was also held with An Bord
Pleanála on the 11th January 2022.
Surrounding Environment
The site is located over 10 Kms southeast of Cork City and just south of Passage West in the townlands
of Lackaroe and Monkstown. The R610 Passage West to Monkstown Road passes to the east of the
site. The area is characterised by the narrow estuary of the River Lee as it passes between the steeply
sloping lands on either side. The Cork Harbour area historically contained a wide range of industry and
views across the harbour include the industrial development centres of Marino Point, Ringaskiddy and
Whitegate. There is also a range of residential types from the listed terraces of 19th Century houses
lining the edge of the estuary to the more recently developed housing estates associated with Cobh.
The upper levels of the estuary lands are maintained as agricultural with mature tree lined hedgerows
defining the fields.
3.2 Site Description
The site is composed of two large fields sloping down from west to east with mature tree lined
boundary hedgerows. The L2480 road links with the R610 and the proposed entrance road will be
onto this road. The L2481-0 Lackaroe Road forms the northern boundary of the site. A line of single
dwellings back out onto the site on the eastern boundary and there are clear views from the site into
the rear of these houses. A housing estate forms the southern boundary of the site. The site contains
a range of mature trees within the hedgerows, Ash (Fraxinus excelsior), Sycamore (Acer
pseudoplatanus) but also Oak (Quercus petraea), Elm (Ulmus spps) Beech (Fagus sylvatica) and Myrtle
(Myrtus luma). The Tree Management Services Tree Survey which forms part of this planning
application gives full details of the trees and hedgerows and their condition. There are also a range of
mature trees and mixed vegetation on a section of the eastern boundary where it is proposed to create
the entrance road into the site. Given the location of the site on steeply sloping topography the site is
visible to views from a range of directions. The higher ground to the west of the site looks down on
the site and the site is visible from the far bank of the estuary where there are scenic views from the
R624. The R610 roadway with associated scenic views is generally screened from the site by
topography and vegetation.
8
Lackaroe Monkstown – Landscape & Visual Impact Analysis Reference:21-034
Date 2022-01-27 Report Revision: 0
Client: O’Brien O’Flynn
SITE IMAGES
A selection of 6 No. views (See Fig. E below for locations) has been prepared to show the character
of the existing site. The images were taken in September 2021 when the deciduous trees are in
summer form and the conditions were misty at the time of the visit.
Fig E: Lackaroe, Monkstown SHD: Locations of Site Image Views (My Plan Maps)
Image 01 – Lackaroe, Monkstown SHD: – View south across site from northern field
9Lackaroe Monkstown – Landscape & Visual Impact Analysis Reference:21-034
Date 2022-01-27 Report Revision: 0
Client: O’Brien O’Flynn
Image 02 – Lackaroe, Monkstown SHD: - View southeast towards Cobh from northern field
Image 03 – Lackaroe, Monkstown SHD: -View northeast over site from northern field
10Lackaroe Monkstown – Landscape & Visual Impact Analysis Reference:21-034
Date 2022-01-27 Report Revision: 0
Client: O’Brien O’Flynn
Image 04- Lackaroe, Monkstown SHD: -View northeast across site from southern field
Image 05- Lackaroe, Monkstown SHD: -View northwest from southern field.
11Lackaroe Monkstown – Landscape & Visual Impact Analysis Reference:21-034
Date 2022-01-27 Report Revision: 0
Client: O’Brien O’Flynn
Image 06- Lackaroe, Monkstown SHD: -View northeast towards adjoining houses from northern field
3.4 Key Receptors
NORTHERN RECEPTORS – The northern receptors (See Fig. F) include the groups of housing in
Lackaroe and Glenbrook. The existing northern boundary hedgerow screens views into the site for
views from the north. This hedgerow will be largely retained subject to the removal of unsafe trees
and additional boundary planting will be installed as part of the landscape design. The two houses on
the L2481-0 Lackaroe Road will be the most visually impacted as they are the closest and have direct
views of the northern portion of the site. Landscape planting will mitigate the visual impact on these
properties.
EASTERN RECEPTORS – Some of the houses on the eastern boundary that back onto the site will be
visually impacted by the development proposals as there is little existing screening from existing
boundary hedgerows. Landscape proposals for this boundary will include screening proposals for
these residents. The ground drops steeply from the site to the R610 roadway where there are listed
scenic views. The topography and existing vegetation screens views towards the site from the
residential properties further down the slope. There are distant views towards the site from the
opposite bank of the estuary with more of the site being visible at the higher elevations of Rushbrooke
Links and Ballynoe. The proposed development will be visually linked to existing development and
while there will be a change from the existing agricultural lands to that of dense residential
development distant from the site and proposed landscaping will mitigate the negative visual impacts.
SOUTHERN RECEPTORS – The proposed scheme adjoins the northern edge of the Carrigmahon
housing estate on the southern boundary of the site. The closest houses are gable on to the
development and there is existing dense vegetation between these houses and the site minimising
12Lackaroe Monkstown – Landscape & Visual Impact Analysis Reference:21-034
Date 2022-01-27 Report Revision: 0
Client: O’Brien O’Flynn
the visual impact of the development. Some of this existing vegetation on the site lands will require
removal but additional landscape planting between the estate and the development site will mitigate
the visual impact.
WESTERN RECEPTORS – There is a couple of houses at a higher elevation to the west of the site that
have clear views over the site and will be visually impacted by the development proposals. There are
also a number of residential properties on the L2474, and the scenic area designation as shown on Fig.
D also extends to this roadway but is more associated with views from the R610 which are screened
from the site by vegetation and topography.
Fig. F – Lackaroe, Monkstown SHD: -Receptors (Microsoft Maps)
ROADS – The R610 and R624 on either side of the estuary have Scenic Route designations. The R610
closest to the site is generally screened from the site by intervening topography and vegetation. There
are distant views of the site from the R624, but the site is set among existing residential development
and does not visually break the ridgeline to the rear of the site and therefore there would be minimal
negative visual impact from the proposals. The scenic area designation extends to the edge of the
L2474 and there are views over the estuary from in front of the Carrigmahon housing estate. The
proposed entrance area on the L2474 will be treated with a high level of designed landscape treatment
to mitigate the loss of vegetation and the presence of a new looped road.
TOURIST ROUTES – The EV1 Greenway cycle route from Rosslare is shown crossing the estuary and
running south along the R610. There would be distant glimpse views of the site from this route and
there would be minimal negative visual impact on this route.
13Lackaroe Monkstown – Landscape & Visual Impact Analysis Reference:21-034
Date 2022-01-27 Report Revision: 0
Client: O’Brien O’Flynn
WALKING ROUTES – The 4Km Monkstown Sli Na Slainte walking route runs from Monkstown to the
ferry along the R610. The route is screened from the site by topography and vegetation and there
would be no visual impact from the proposals.
4.0. CHARACTERISTICS OF THE PROPOSED DEVELOPMENT
Permission for the construction of 171 no. residential units comprising a mixture of 47 no. 4 bed
dwelling houses, 82 no. 3 bed dwelling houses, 16 no. 2 bed townhouses and 26 no. 1 and 2 bed
apartments. A creche/childcare facility to accommodate circa 43 childcare places: The provision of
landscaping and amenity areas and all associated infrastructure and services including vehicular and
pedestrian access point on to the L-2480, improvements to the existing roadway and footpaths on
the L-2480 (including the relocation of an existing vehicular entrance serving Carrigmahon Lodge),
parking, lighting and drainage at Lackaroe and Monkstown, Passage West, Co. Cork
5.0 POTENTIAL IMPACTS OF THE PROPOSED DEVELOPMENT
The proposed site is set on elevated ground with a number of nearby roadways and groups of
established housing. There are views from site over the estuary and towards the residential housing on
the eastern bank of the estuary close to Cobh. There are scenic routes and scenic area designations
close to the site. The site also adjoins a designated Greenbelt area. Therefore, there is potential for a
level of negative visual impact from the proposals. In terms of impact on the landscape character of
the area, the site area is a transition between residential and rural as there is housing groups on three
sides of the site and the proposed development will link with the existing residential groups. The site
access will be off the local L2480 and the roadway close to the site entrance is an attractive tree lined
area with the stone boundary wall of the listed Carrigmahon House bounding the road.
6. MITIGATION MEASURES
The mitigation proposals commenced at the design stage under the following headings: -
6.1 Design Stage
There are a number of measures that can and have been taken to ensure that the impacts of the
proposed development on the surrounding area are minimised during construction and subsequent
commission.
• Retention and proposed supplementation with additional planting of the existing tree lined
hedgerow on the northern boundary.
• the planting of native hedgerows to the south-western boundary edge of the scheme
• Infilling and augmenting of existing hedgerows
• developing new compensatory ‘part-native’ woodlands to the eastern edge of the scheme in
particular and linking with existing hedgerow runs,
• planting of semi-mature trees and ornamental planting, with many flowering varieties which
are beneficial for pollinators.
• planting diverse meadow mixes, including naturalised bulb planting and managing key grass
areas zones as meadows where possible
• As part of the hedgerow removal works, topsoil from the ditch line shall be salvaged and stored
separately. This material shall be reused in the forming of berms for the new native hedgerow
or growing medium for meadow grass areas. It is felt that the seed stock and within the
14Lackaroe Monkstown – Landscape & Visual Impact Analysis Reference:21-034
Date 2022-01-27 Report Revision: 0
Client: O’Brien O’Flynn
• salvaged soil will include hedgerow species (such as Viola sp.); which potentially may flourish as
part of the new hedgerow / herb layer arrangement.
Figs. G & H Lackaroe, Monkstown SHD: -Landscape Masterplans –LP-01 North & LP-02 South (DOT LA)
15Lackaroe Monkstown – Landscape & Visual Impact Analysis Reference:21-034
Date 2022-01-27 Report Revision: 0
Client: O’Brien O’Flynn
6.2 Construction Stage
This mitigation process was developed to address any residual adverse effects of the development.
• The protection of existing retained trees and screening vegetation on the boundaries to BS
5837:2012 standards with the Root Protection Area (RPA) protected by secure fencing for the
duration of the development.
• Soil stripping and correct stockpiling method will ensure that where existing topsoil is to be
reused it is stripped and stored in dry conditions and placed in a suitable area of the site where
it is not trafficked or contaminated with building spoil.
• Site works are carried out in consideration of neighbouring houses and roadways are and site
warning signage are properly maintained.
• Planting operations are carried out to the best horticultural practices and an irrigation and weed
control maintenance operations are put in place during the defects liability period.
6.3. Operational Stage
Grass cutting, tree, shrub and hedge maintenance and leaf and litter clearing are the main operations
carried out in such a development. Periodic tree surveys are also important where there are existing
mature trees retained on site to ensure the safety of residents and public where trees adjoining housing
and roadways.
7.0 PREDICTED IMPACTS OF THE PROPOSED DEVELOPMENT
The impacts on the landscape will be the removal of existing topsoil and removal of a section of
roadside vegetation at the entrance area. The visual impacts of the proposed development can be
divided into short term construction impacts and operational impacts. The site clearance and level
reduction works will have the most negative visual impacts on the houses adjoining the site.
7.1 Construction Phase Impacts
Consideration shall be made to mitigate any potentially adverse construction related impacts on the
surrounding lands. The normal operations at construction phase would include the erection of visually
sensitive site hoarding, site excavation and service connection trenches followed by a period of
construction activity.
The operation of a well-managed organised and planned construction site following a specific
Construction Management Plan, with adequate control of construction traffic and working activity,
will be key to avoiding and or minimising impact. Other control measures will include:
▪ Adequate measures to protect the existing vegetation and retained features on site and on
neighbouring lands.
▪ Warning signage as per the Traffic Management Plan.
▪ Use of hoarding for screening works as appropriate.
▪ Ensure all construction operations are carried out during daylight hours but where site lighting
is required it will be directed away from adjoining roadways and dwellings.
7.2 Operational Stage Impacts
Once completed the development should integrate visually with the existing landscape and the newly
planted trees and shrubs should develop and anchor the development in its surrounds.
16Lackaroe Monkstown – Landscape & Visual Impact Analysis Reference:21-034
Date 2022-01-27 Report Revision: 0
Client: O’Brien O’Flynn
Once established the proposed planting should provide additional screening of the new development.
The existing trees and retained vegetation on site would be maintained subject to the relevant Wildlife
Acts and subject to BS 5387: 2012 Standards.
7.3 Photomontage Analysis
A set of 12 no. photomontages have been prepared surrounding the site to fully illustrate the visual
nature of the proposed development. The views were taken in the summer / autumn 2021 when
deciduous leaf growth was present, and the views can be considered as summer views where there is
screening afforded from deciduous trees. The views have been prepared from publicly accessible
locations that are representative of views of the site from the surrounding areas. These
photomontages together with a site location map are presented in Appendix 1 (See also the GNET3D
photomontage submission with this application for full sized photomontage images). For each of the
views taken a Photomontage has been prepared illustrating the development within the defined view.
Since the development will not be visible from some of the viewpoints red lines are used to indicate
the relative positions of the proposed site buildings.
Table 7.1: Photoview Locations, Lackaroe, Monkstown SHD
View Description Location
1 View southwest from R624, Carrigaloe. Northeast
2 View southwest from R624 Ferry Port Northeast
3 View northwest from R624 Carrig View Southeast
4 View northwest from R624 Carrig View Southeast
5 View west from Ballynoe East
6 View northwest from R624 at Rushbrooke Southeast
7 View northwest from R610 Strand Road Southeast
8 View southwest from R610 Glenbrook Northeast
9 View southwest from Lackaroe Northeast
10 View southeast from Laurel Hill, Rathanker Northwest
11 View north from Lee View Place, Carrigmahon South
12 View southwest from L2480 at site entrance Northeast
17Lackaroe Monkstown – Landscape & Visual Impact Analysis Reference:21-034
Date 2022-01-27 Report Revision: 0
Client: O’Brien O’Flynn
Fig. I – Lackaroe, Monkstown SHD, – 12 Photomontage locations (Microsoft Image) – See also GNET3D
Submission.
18Lackaroe Monkstown – Landscape & Visual Impact Analysis Reference:21-034
Date 2022-01-27 Report Revision: 0
Client: O’Brien O’Flynn
Photomontage View 1:
View southwest from R624, Carrigaloe.
Existing View
This view is taken from a beach area beside the R624 and is approx. 1.2Kms to the northeast of the
site. The view is taken at a low level close to the roadway and shows the groups of housing on the
opposite side of the estuary. The site lands and the ridgeline are visible in the centre of the picture.
The R624 is designated as a scenic route and there would be glimpse views along the roadway of the
site lands.
Proposed View
The proposed buildings with dark façade finishes replace views of the green fields in the image but
visually link with the existing buildings close to the site. In this low level view the roofs of the proposed
buildings align with the ridgeline and the trees to the rear are still visible.
Impact (Construction Stage) Slight negative visual impact short term
Impact (Operation Stage) Imperceptible neutral long term visual impact.
Photomontage View 2:
View southwest from R624 Ferry Port
Existing View
The ferry linking both sides of the estuary is a busy commuter and tourist route, and the site lands are
visible in the centre of the image 700m to the west with the tree covered lands covering most of the
area around the site. This low-level view at the high tide mark shows the site lands with adjoining
residential development and the power line pylons and mobile mast along the ridgeline.
Proposed View
The dark coloured buildings and roofs stretch across the site linking with the existing residential
developments on either side. The trees to the rear of the site are visible behind the development and
the roof line of the development aligns with the ridgeline to the rear of the site.
Impact (Construction Stage) Slight negative visual impact short term
Impact (Operation Stage) Imperceptible neutral long-term visual impact
Photomontage View 3:
View northwest from R624 Carrig View
Existing View
The view is approximately 500M from the site and the dense tree cover in Carrigmahon House screen
views of part of the site. The two houses in Laurel Hill, Rathanker are visible above the site lands.
Proposed View
This view shows the development bookended by existing residential development with the houses and
trees in Laurel Hill on the ridgeline visible behind the proposed development. The proposed
development comprises only a small area of this panoramic view from the R624.
Impact (Construction Stage) Slight negative visual impact short term
Impact (Operation Stage) Imperceptible neutral long-term visual impact
19Lackaroe Monkstown – Landscape & Visual Impact Analysis Reference:21-034
Date 2022-01-27 Report Revision: 0
Client: O’Brien O’Flynn
Photomontage View 4:
View northwest from R624 Carrig View
Existing View
The view of the far bank is one of large houses set on the tree covered sloping lands. Views west from
this section of the R624 are intermittent due to the existence of a number of waterside buildings.
Proposed View
The proposed development is screened from view by the tree cover on the opposite bank. Winter
views would allow some glimpse views of parts of the development.
Impact (Construction Stage) Imperceptible neutral short-term visual impact
Impact (Operation Stage) Imperceptible neutral long-term visual impact
Photomontage View 5:
View west from Ballynoe
Existing View
There are several housing estates located on this side of the estuary and the houses at the higher
elevations in Ballynoe have panoramic views over the area including the site in Lackaroe. This view
approx. 1Km east of the site shows the housing groups around the site and the tree lined agricultural
fields to the rear. The housing development at Maulbaun to the north of the site is prominent on the
ridgeline.
Proposed View
The proposed development with dark roofs and facades sits into the landscape of the area with the
rolling fields to the rear. While the development removes some rolling grassland from this view it is
minor compared to the quantum of tree lined fields in the greenbelt area.
Impact (Construction Stage) Moderate negative short-term visual impact
Impact (Operation Stage) Imperceptible neutral long-term visual impact
Photomontage View 6:
View northwest from R624 at Rushbrooke
Existing View
The view shows the listed Carrigmahon Villa close to the R610 backed by dense tree cover with the
listed Carrigmahon house partly visible above. The site lands are screened from view by vegetation.
Proposed View
The red line indicates the outline of the proposed development screened by intervening vegetation.
It is likely that there would be some glimpse views of the development during winter but would not
be significant to impact on the setting of the listed houses or impact negatively on the scenic routes
on either side of the estuary.
Impact (Construction Stage) Imperceptible neutral short-term visual impact
Impact (Operation Stage) Imperceptible neutral long-term visual impact
20Lackaroe Monkstown – Landscape & Visual Impact Analysis Reference:21-034
Date 2022-01-27 Report Revision: 0
Client: O’Brien O’Flynn
Photomontage View 7:
View northwest from R610 Strand Road
Existing View
Strand Road is part of the R610 which is designated as a scenic route. The view shows the steep rocky
tree covered slope below Carrigmahon House. The houses in the Architectural Conservation at
Glenbrook are visible in the distance to the right of the image.
Proposed View
The proposed development is screened from this viewpoint by topography and vegetation and
therefore there would be no visual impact.
Impact (Construction Stage) Imperceptible neutral short-term visual impact
Impact (Operation Stage) Imperceptible neutral long-term visual impact
Photomontage View 8:
View southwest from R610 Glenbrook
Existing View
This area of Glenbrook is designated Architectural Conservation Area and the L2480 site access road
is visible in the centre of the image as it climbs the hill. The Rushbrooke and Haulbowline industrial
areas are visible on the left of the image.
Proposed View
The proposed image shows the line position of the development 400M to the southwest screened by
topography and vegetation from the viewpoint. The scenic views associated with the R610 would not
be impacted by the development proposals.
Impact (Construction Stage) Imperceptible neutral short-term visual impact
Impact (Operation Stage) Imperceptible neutral long-term visual impact
Photomontage View 9:
View southwest from Lackaroe
Existing View
This southwest facing view is taken from the group of houses at Lackaroe on the northern boundary
of the site. The existing hedgerow trees are visible and the gable of the house at Lee View Place are
partly visible in the distance. The high-tension pylons are visible in the distance to the south of the
site.
Proposed View
The proposed view shows the end house of the development with the gable punctuated by a series
of windows. Some of the original poor quality roadside trees are removed and replaced with new tree
planting
Impact (Construction Stage) Slight negative short term visual impact
Impact (Operation Stage) Slight neutral long term visual impact
21Lackaroe Monkstown – Landscape & Visual Impact Analysis Reference:21-034
Date 2022-01-27 Report Revision: 0
Client: O’Brien O’Flynn
Photomontage View 10:
View southeast from Laurel Hill, Rathanker
Existing View
This view is taken from Laurel Hill approx. 300M to the west of the site. The houses at Ballynoe on
the other side of the estuary are visible in the distance and the housing at Lee View Place are partly
visible on the right of the image.
Proposed View
The proposed development is screened from view by vegetation and topography with some minor
glimpse views possible in winter.
Impact (Construction Stage) Slight negative short term visual impact
Impact (Operation Stage) Imperceptible neutral long term visual impact
Photomontage View 11:
View north from Lee View Place, Carrigmahon
Existing View
This housing estate at Carrigmahon is on the southern boundary of the site. There are views across
open fields to Laurel Hill on the left of the image. Telephone and power lines cross the skyline.
Proposed View
The view shows the proposed houses aligning with the existing houses on Lee View Place with the tree
lined hedgerows and rolling fields visible to the rear of the development. Tree planting proposals
visibly anchor the development in the landscape.
Impact (Construction Stage) Moderate negative short term visual impact
Impact (Operation Stage) Slight neutral long term visual impact
Photomontage View 12:
View southwest from L2480 at site entrance
Existing View
The view along the L2480 shows a well-maintained sloping garden with a clipped hedge forming the
boundary to the site. the steep vegetated bank where the site entrance is proposed is partly screened
by the existing roadside trees. The stone boundary wall of Carrigmahon House is on the left of the
image with Rock Lodge visible in the distance.
Proposed View
The proposed development is screened from view by vegetation and topography. The entrance area
and sight lines will require considerable vegetation clearance and road works to access the elevated
site leading to a visual impact on this part of the roadway. Proposed planting and site suitable retaining
will mitigate the visual impacts in this area.
Impact (Construction Stage) Moderate negative short term visual impact
Impact (Operation Stage) Slight negative tending to neutral long term visual impact.
22Lackaroe Monkstown – Landscape & Visual Impact Analysis Reference:21-034
Date 2022-01-27 Report Revision: 0
Client: O’Brien O’Flynn
8.0 RESIDUAL IMPACTS
The residual impacts of this proposed development will be associated with the introduction of a
concentrated housing development into sloping agricultural land in an area with associated scenic and
greenbelt designations. Existing residences close to the site that formerly had views of agricultural land
will have a residential development as part of their aspect. The development will be visible from across
the estuary but will be visually linked to existing development on either side and will be partly screened
by existing vegetation. It is considered that the existing landscape is sufficiently visually robust to
accommodate such a development.
However, the lands have been zoned as residential and the development proposals comply with the
density requirements as set out in the Cork Co. Development Plan. The development has been designed
with the CDP Objectives relating to development in particular Green Infrastructure Objective G 6-1 and
the development also complies with the Landscape Character Area criteria for development in a Very
High Landscape Value and Sensitivity by siting the development close to existing development,
protecting the ridgeline, and adjoining greenbelt. The CDP Green Infrastructure Objective GI 7-1
referring to the protection of views and prospects is also complied with respect to siting and design
with only the construction stage creating slight to moderate negative visual impacts from the opposite
side of the estuary with the operational stage being imperceptible.
9.0 REFERENCES
▪ ‘Guidelines on the Information to be contained in Environmental Impact Statements’,
Environmental Protection Agency, 2002 and Draft Guidelines 2017.
▪ ‘Advice Notes on Current Practice in the preparation of Environmental Impact Statements’,
Environmental Protection Agency, 2003.
▪ ‘Guidelines for Landscape and Visual Assessment’, 3rd Ed., The Landscape Institute and
Institute of Environmental Management and Assessment, 2013.
▪ Urban Development & Building Heights, Dept. of Housing Planning & Local Government 2018
Appendix 1 Proposed Views - See GNET3D submission for final Photomontage locations and
existing and proposed views. (Note As the proposed development will not be visible in some of the
views red lines on photomontage views indicates position of the development).
Table 7.1: Photoview Locations, Lackaroe, Monkstown SHD
View Description Location
1 View southwest from R624, Carrigaloe. Northeast
2 View southwest from R624 Ferry Port Northeast
3 View northwest from R624 Carrig View Southeast
4 View northwest from R624 Carrig View Southeast
5 View west from Ballynoe East
6 View northwest from R624 at Rushbrooke Southeast
7 View northwest from R610 Strand Road Southeast
23Lackaroe Monkstown – Landscape & Visual Impact Analysis Reference:21-034
Date 2022-01-27 Report Revision: 0
Client: O’Brien O’Flynn
8 View southwest from R610 Glenbrook Northeast
9 View southwest from Lackaroe Northeast
10 View southeast from Laurel Hill, Rathanker Northwest
11 View north from Lee View Place, Carrigmahon South
12 View southwest from L2480 at site entrance Northeast
Fig. J – Lackaroe SHD, Monkstown – 22 No. Photomontage Locations (Bing Maps) – See also GNET3D
submission with full sized views.
24Lackaroe Monkstown – Landscape & Visual Impact Analysis Reference:21-034
Date 2022-01-27 Report Revision: 0
Client: O’Brien O’Flynn
View 1 – Existing - southwest from R624, Carrigaloe.
View 1 – Proposed - southwest from R624, Carrigaloe.
25Lackaroe Monkstown – Landscape & Visual Impact Analysis Reference:21-034
Date 2022-01-27 Report Revision: 0
Client: O’Brien O’Flynn
View 2 – Existing - View southwest from R624 Ferry Port
View 2 – Proposed - View southwest from R624 Ferry Port
26Lackaroe Monkstown – Landscape & Visual Impact Analysis Reference:21-034
Date 2022-01-27 Report Revision: 0
Client: O’Brien O’Flynn
View 3 – Existing - View northwest from R624 Carrig View
View 3 – Proposed View northwest from R624 Carrig View
27Lackaroe Monkstown – Landscape & Visual Impact Analysis Reference:21-034
Date 2022-01-27 Report Revision: 0
Client: O’Brien O’Flynn
View 4 – Existing – View northwest from R624 Carrig View
View 4 – Proposed – View northwest from R624 Carrig View
28Lackaroe Monkstown – Landscape & Visual Impact Analysis Reference:21-034
Date 2022-01-27 Report Revision: 0
Client: O’Brien O’Flynn
View 5 – Existing – View west from Ballynoe
View 5 – Proposed – View west from Ballynoe
29Lackaroe Monkstown – Landscape & Visual Impact Analysis Reference:21-034
Date 2022-01-27 Report Revision: 0
Client: O’Brien O’Flynn
View 6 – Existing - View northwest from R624 at Rushbrooke
View 6 – Proposed - View northwest from R624 at Rushbrooke
30Lackaroe Monkstown – Landscape & Visual Impact Analysis Reference:21-034
Date 2022-01-27 Report Revision: 0
Client: O’Brien O’Flynn
View 7 – Existing - View northwest from R610 Strand Road
View 7 –Proposed - View northwest from R610 Strand Road
31Lackaroe Monkstown – Landscape & Visual Impact Analysis Reference:21-034
Date 2022-01-27 Report Revision: 0
Client: O’Brien O’Flynn
View 8 – Existing - View southwest from R610 Glenbrook
View 8 – Proposed - View southwest from R610 Glenbrook
32Lackaroe Monkstown – Landscape & Visual Impact Analysis Reference:21-034
Date 2022-01-27 Report Revision: 0
Client: O’Brien O’Flynn
View 9 – Existing - View southwest from Lackaroe
View 9 – Proposed -View southwest from Lackaroe
33Lackaroe Monkstown – Landscape & Visual Impact Analysis Reference:21-034
Date 2022-01-27 Report Revision: 0
Client: O’Brien O’Flynn
View 10 – Existing - View southeast from Laurel Hill, Rathanker
View 10 – Proposed - View southeast from Laurel Hill, Rathanker
34Lackaroe Monkstown – Landscape & Visual Impact Analysis Reference:21-034
Date 2022-01-27 Report Revision: 0
Client: O’Brien O’Flynn
View 11 – Existing - View north from Lee View Place, Carrigmahon
View 11 – Proposed - View north from Lee View Place, Carrigmahon
35Lackaroe Monkstown – Landscape & Visual Impact Analysis Reference:21-034
Date 2022-01-27 Report Revision: 0
Client: O’Brien O’Flynn
View 12 – Existing - View southwest from L2480 at site entrance
View 12 – Existing - View southwest from L2480 at site entrance
36Doyle & O’Troithigh Landscape Architecture Pembroke House 28–32 Upper Pembroke St. Dublin 2 mail@doyle-otroithigh.com +353 (0)1 608 7782
You can also read
