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This is the plain unformatted version of the submission we have prepared for the Clonakilty Draft Development Plan 2009-2015. Submissions must be in by Novermber 27, 2007.
My thanks to the sub-committee and others who helped me prepare this document. We plan to submit it on November 5 as coming from our group unless I hear otherwise by Sunday November 4. The reason for the early submission is that I will be away for three weeks from November 6.
This is just the start of a two year consultation process by the Council so there will be other opportunities for you to have your say. You are also welcome to make your own submissions to the Town Clerk.
We hope this sparks off lots of discussion about the future development of our town.
Alison Wickham
_______________________________________________________________________________
Sustainable Clonakilty
5 November 2007
Ms Nicola Radley
Town Clerk
Clonakilty Town Council
Town Hall
Kent Street
Clonakilty
Dear Nicola
Re: Submissions to Clonakilty Draft Development Plan 2009-2015
Please accept the attached submissions to the Draft Development Plan, contributed by Sustainable Clonakilty.
We hope that you find the document useful and would welcome further discussion.
Sincerely
Alison Wickham
Secretary, Sustainable Clonakilty
T: +353 23 35241
E: sustainableclon@gmail.com Jennifer Sleeman
Chairperson, Sustainable Clonakilty
T: +353 23 34637
E: jsleeman@eircom.net
On behalf of Sustainable Clonakilty
www.sustainableclon.com
Sustainable Clonakilty
Working to make Clonakilty a Sustainable Town
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Submissions to Clonakilty Draft Development Plan
2009-2015
from the Sustainable Clonakilty Group
5 November 2007
Table of Contents
1. Preamble 4
2. The Planning Process 4
2.1. Planning for the future 4
2.2. Involvement 4
2.3. Special Local Area Plan 5
2.4. Consider Adjacent Areas 5
2.5. Acquire Land for Community Amenities 5
2.6. Pedestrian & Cycle Routes 5
3. Employment & Economic Activity 5
3.1. Sustainability. 5
3.2. Energy 5
3.3. Disabled Access. 6
4. Transportation and Infrastructure 6
4.1. Sewage 6
4.2. Commission Total Transport Plan 6
4.3. Prioritise Pedestrian & Cycle 6
4.4. Greenfield Sites 6
4.5. Provision of a Bypass for the Town 6
4.6. Road Safety & Pedestrian Crossings 7
4.7. Sport, Recreation & Amenity 8
5. Housing and Community 9
5.1. Housing 9
5.2. Residents Living West of Town Centre 9
5.3. Optimize views 9
5.4. Types of development 10
6. Environment and Heritage 10
6.1. Expansion of the Town Centre 10
6.2. Emmet Square 10
6.3. Lighting 10
6.4. Air Quality 11
1. Preamble
Clonakilty is a wonderful example of what small town living should be. It has a very attractive physical setting enhanced by historic architecture and the proximity of Blue Flag beaches; a high level of civic pride and interest in the environment; progressive attitudes; a ‘Walking Community’ where many residents are able to use their feet instead of the car to get to school, work or downtown amenities; a vibrant social life centering on pubs and organised special interest groups, and a mild climate. In addition Clonakilty continues to be the recipient of multiple national and international awards, all of which call attention to the unique lifestyle it offers.
All these attributes mean that Clonakilty has become a very desirable place in which to live. Thus growth of the town can be expected to continue for the foreseeable future and the planning process becomes ever more important to ensure that the way of life and Clonakilty’s unique character are preserved.
Sustainable Clonakilty, a group of people who are keen to address the challenges of global climate change and imminent oil depletion, formed a sub-committee to put forward observations for the Draft Town Plan 2009-2013. Contributing to the town plan is very much a priority of the group, whose guiding principles include reducing wasteful use of resources, reducing pollution, reducing impacts on nature and meeting the needs of all people fairly and efficiently. This report has the support of the group at large.
2. The Planning Process
2.1. Planning for the future
While the Town Plan is reviewed every six years, given Clonakilty’s current state of rapid growth, which in our view is unlikely to slow, it is important that a much longer term view is taken of the whole process. Six-yearly reviews can lead to reactionary thinking and planning instead of the more steady proactive approach by the public authorities that is desirable. Through longer term thinking (say looking twenty years ahead) we can ensure that the town takes shape in a direction that local people desire, and that public use land is set aside well in advance, along with the infrastructure required to service it, to provide the appropriate amenities and services of a larger town.
2.2. Involvement
With these goals in mind, the current planning process needs to involve the local citizens more fully. People today lead busy lives and more effort needs to be made to attract and engage them in the planning process. There are many people committed to the town, particularly people of influence in the community e.g. teachers, health professionals, business people, clergy etc., with unique knowledge, skills and experience whose opinions often remain unheard. We suggest that the Council takes steps to ensure that:
2.2.1. Local citizens have an increased understanding of the planning process and where and how they can have their say. Aside from the usual formal planning notices, the Council could use the local radio, press and excellent www.clonakilty.ie website to publish informal, informative articles in plain English and Irish about the process, and alert people to the desirability of input from them.
2.2.2. People who might be intimidated by the formal planning process are encouraged to get their ideas onto the agenda for discussion. Local clubs and organisations, schools etc. could be encouraged by the Council to collate ideas for town improvements. The general public could be encouraged to contribute to informal lists of ideas that could be maintained in the library, for example.
2.3. Special Local Area Plan
Produce a Special Local Area Plan for Clonakilty to direct future growth in the town. This has already been done for areas like Mallow.
2.4. Consider Adjacent Areas
All plans need to examine the situation and needs of adjacent townlands and villages. In particular Inchydoney Island and The West Cork Technology Park may be better served by being included in the Clonakilty Town Plan.
2.5. Acquire Land for Community Amenities
It is imperative that there is ample advance public acquisition of land for extension, or new construction, of community amenities such as schools and hospitals etc.
2.6. Pedestrian & Cycle Routes
Immediately identify and develop pedestrian and cycle access routes from the town to local beauty spots. In the event that the town boundaries expand, map cycle and pedestrian routes as an integral part of forward planning.
3. Employment & Economic Activity
3.1. Sustainability.
Sustainable tourism, a new growth sector, could become a key attraction to the town. We recommend the Town Council actively work to make Clonakilty into a model town in which all aspects of its functioning meets the guidelines of sustainability. Definition and implementation of these plans needs to be done in consultation with the town's population.
3.2. Energy
The ability to offer competitive energy services will be a key feature to attract industry and create employment in the town. We recommend that the Town Council:
3.2.1. Develop a long-term energy plan that seeks to minimise demand through conservation measures and aims at renewable energy supply (with targets such as 20% by 2020, 100% by 2050).
3.2.2. Work closely with Cork County Council to Identify now and zone for potential local wind or other renewable energy sites for future use by the town
3.2.3. Plan for the layout of an energy distribution infrastructure for new or existing development, which encourages a more efficient, reliable and sustainable energy infrastructure for the town. This includes district heating and energy networks for new housing developments, industrial parks, etc.
3.3. Disabled Access.
Ease of access for the disabled could make Clonakilty a particularly disability friendly holiday centre, thus distinguishing the town from other similar Irish holiday destinations. We recommend that The Town Council be proactive in ensuring the town meets the needs of disabled people though:
3.3.1. Ensuring all public places and buildings are easily accessible by wheelchair in advance of the legal requirements.
3.3.2. Encouraging all shopkeepers, banks, pubs and restaurants to ensure that their premises are wheelchair friendly.
4. Transportation and Infrastructure
4.1. Sewage
Ensure that the provision of adequate sewage treatment facilities to cope with the projected growth of the town for the next 20 years is given the highest priority.
4.2. Commission Total Transport Plan
We recommend that the Council commission a total transport plan for the town that will assess current infrastructure and needs, project future demand for at least the next 20 years and define a long-term plan for all transport modes (including pedestrian, cycle, cars, buses, trains, etc.) within and to and from the town, Inchydoney Island, the Technology Park, Cork and access to the West.
4.3. Prioritise Pedestrian & Cycle
Within the town prioritize pedestrian and cycle mobility and control traffic through speed limits, curbs, etc.
4.4. Greenfield Sites
In all greenfield site planning:
4.4.1. Plan streets and roadways wider than current norms so that footpaths and cycle tracks can be incorporated
4.4.2. Ensure that houses are well set back from the road in order to facilitate future road widening and the insertion of pedestrian and cycle routes
4.4.3. Construction of the streets and all service facilities should be in place first and the residential houses later.
4.5. Provision of a Bypass for the Town
It is noted that the proposed bypass/relief road on Map 3A appears to join the existing Bypass at the intersection leading to the Quality Hotel and continues along in a westerly direction, exiting through the intersection that leads on past The Miles development. This section of road provides access to a large hotel and health centre, cinema, numerous businesses, the town waste management centre and several large new housing estates as well as a retirement centre. Pedestrian traffic is already endangered and we suggest two pedestrian crossings (see 4.5.4) on this section of road alone. In summary this section of the proposed bypass/relief road is not well positioned because it lies between major residential areas and frequently used amenities. We recommend that other alternatives be considered.
4.5.1. Ensure that the proposed bypass/relief road crossing the bay near the current GAA pitch has adequate flood control measures built in to cope with the likely consequences of projected global warming.
4.5.2. Encourage the establishment of an area of constant water on the town side of the proposed bypass/relief road of an adequate size to sustain wildlife. Rosscarbery’s inlet is, for instance, a beautifully clean and attractive asset to the town, as well as allowing wildlife to flourish.
4.5.3. While the projected relief/byass road on Map 3A will provide some advantages to the town (apart from our comments in 4.4 above) the existing "bypass" is already at full capacity, with bottlenecks at each end creates heavy congestion in the town at peak time. We recommend a ‘true bypass’ road be planned that lies completely outside town boundaries projected for the next twenty years.
4.6. Road Safety & Pedestrian Crossings
Our roads are busier than ever and the population has increased making road safety an important issue. We recommend that the Town Council:
4.6.1. Give urgent priority to making safe the dangerous intersection of the Bypass, Miles, and roads to Inchydoney and the recycling Centre.
4.6.2. Improve the uneven street surface on route to the William Houlihan Bridge from Sheehy’s and arrange lighting to make it a safer route at night.
4.6.3. Improve lighting on the Bypass road for the safety of the many who walk there at night, especially in the area of the Children’s playground where trees in leaf block street lighting from the footpath.
4.6.4. Install properly marked and lit pedestrian crossings in the following locations:
• On Western Road opposite Dunnes Stores
• On the bypass opposite Golden Meadows
• On the bypass opposite the street that leads to the Quality Inn, cinema and leisure centre.
• On the bypass opposite the entrance to Deasy’s car park
• On the bypass opposite the GAA pitch.
• On Strand Road opposite Super Valu
• On Pearse St opposite O’Donovan’s Hotel
• On Gaol street opposite Emmet Square
• On Western Road between Centra and the church.
4.6.5. Work with Cork County Council to expedite dedicated pedestrian and cycle access from town to the West Cork Technology Park.
4.6.6. Establish regular public transport between the Model Railway village and Inchydoney beach in summer to limit traffic on the beach road.
4.6.7. Open up a section of the Model Village car park to the public and develop the land adjacent to it to accommodate more cars and thus encourage people to park and walk or cycle to the beach
4.7. Sport, Recreation & Amenity
Exercise such as walking and cycling is an essential element in a healthy lifestyle. Children especially need encouragement to walk, run, play, fly kites, cycle and generally become more active. The elderly need more walkways in peaceful surroundings with level footpaths and frequent seats for resting mid journey. More recreational areas and improved cycle and pedestrian access to those that we do have, are needed. We recommend that the Town Council:
4.7.1. Work with Cork County Council to establish safe cycle and pedestrian access linking Clonakilty Town and Inchydoney Beach. (Refer to proposal already made by Sustainable Claonkilty)
4.7.2. Establish safe cycling routes within the town for children who wish to cycle to school by identifying and marking out appropriate routes in consultation with parents
4.7.3. Ensure safe and adequately lit walking and cycling routes within all new developments. Actively seek out opportunities to establish walking and cycling routes that do not follow the streets and roads
4.7.4. Provide open space for elderly or disabled people to take exercise in peaceful surroundings. Approach the management of Bushmount to see if its beautiful grounds (listed on the Town Plan as 0-05 open space, amenity but signposted ‘Private Grounds”) can be made available to the disabled and over 50’s for walking
4.7.5. Provide more public green areas of size sufficient to allow active and passive recreation within the town. When new lands are included within the town boundary, ensure planning provision is made for a large (5 or more hectares) predominantly flat area to be set aside for a public garden with walking and cycle trails and attractive planting and trees.
4.7.6. Redevelop and enlarge the library to be an extremely attractive community centre and café open 10am-7pm Monday to Saturday with free internet access, local information, newspapers and magazines. Have seating arranged conducive to chatting, a place where immigrants and newcomers can come and get to know others.
4.7.7. Establish a walk and cycle way linking Western Road to the Bypass though the area marked on Map 3 as R-17.
4.7.8. Provide an adequate walking/cycling path from Faxbridge roundabout to Ring to service local residents, tourists, bird watchers, etc.
4.7.9. Consult with the teenagers of the town to establish the facilities they require.
4.7.10. Consult with the parents of the town to establish the facilities they require at the town playground (such as a public toilet).
5. Housing and Community
5.1. Housing
5.1.1. Sustainability While some attention has been drawn in the previous plan to adopting more sustainable housing designs, in practice this has not eventuated on the scale that we should be seeing. We recommend the following:
5.1.2. Put the onus on developers to actively come up with more sustainable building designs by refusing planning permission for solely oil dependant heating systems in houses.
5.1.3. Enforce the maximising of passive solar heating by orienting houses to the sun and using large south facing windows and smaller north facing ones.
5.1.4. Ensure that the use of concrete, the manufacture of which is one of Ireland’s major producers of CO2, is limited and that timber framing is encouraged.
5.1.5. Minimise hard surfaces that increase run-off into the storm water system.
5.1.6. Encourage tree planting but avoid placing trees between the sun and house windows. Choose varieties that are appropriate for the small lot size of town settings. Trees grow rapidly in Clonakilty and oak, ash and beech grow too large, too quickly, and block light and sun from house and gardens. In public housing estates, choose some fruit and nut trees that do well in the local climate.
5.1.7. Council built housing should be an exemplar of best sustainable practice with passive solar heating, solar hot water systems and minimal concrete.
5.1.8. Ensure that housing developments have land set aside for people wishing to grow their own food in allotments.
5.1.9. Facilitate houses that encourage living and working from home.
5.2. Residents Living West of Town Centre
Cater for residents who live further from the town centre by supplying:
5.2.1. A bus stop near Dunnes Stores
5.2.2. A post box near Dunnes stores
5.3. Optimize views
Foster plans for developments that look towards, enhance and optimize enjoyment of natural features such as established trees, views of the countryside, bay and riverside.
5.4. Types of development
Encourage mixed-use development such as the Parish Field and make more affordable housing available.
6. Environment and Heritage
6.1. Expansion of the Town Centre
Preserve the existing town centre as the Historic Old Town and free it of as much traffic as possible, developing it as a convivial interactive area for the local population and visitors. Pearse, Astna and Rossa streets are dangerous and unwelcoming with footpaths too narrow for the current pedestrian traffic, wheelchairs and buggies. Car parking clogs the streets and reduces visibility. There are no outdoor resting facilities apart from at Astna Square. We recommend that:
6.1.1. Pearse, Astna and Rossa Streets be conserved as the Historic Old Town and devoted to use only by pedestrians between the suggested hours of 1pm and 10pm. Increase quick drying street furniture and encourage outdoor dining in summer. Outside these hours, maintain a central one-lane wide vehicular access-way with limited parking for short-term-delivery and disabled access, with only limited 30 minute parking on the widest part of the western end of Pearse St (outside the AIB and Bank of Ireland).
6.1.2. Footpaths are made as wide as possible, including ramps to facilitate access by disabled people and baby buggies. Ensure road and footpath surfaces are uniform, level and easy to safely negotiate by young and old alike. Avoid cobbles for this reason.
6.1.3. Car-parking availability be increased on the periphery of the area.
6.1.4. International standard pedestrian crossings are provided to link car parks to town centre and to cross the main street outside of pedestrian only hours.
6.2. Emmet Square
6.2.1. We recommend that the main bulk of traffic from the western end of town towards Cork to be funnelled away from the historic Emmet Square area. The heavy traffic destroys the peacefulness of the square and there is no safe pedestrian access on the corner of the square and Gaol street.
6.2.2. A wrought iron fence and gates be provided for Emmet Square green so that it can be secured during the hours of darkness thus preventing on-going vandalism of the park and anti-social behaviour there. For models see St Stephen’s Green and Merrion Square, Dublin.
6.3. Lighting
More than adequate street lighting can result in disruption to wildlife and wastage of electricity. We recommend that the Town Council:
6.3.1. Performs an audit and rationalisation of street and facility lighting to ensure that there is no wastage of electricity nor light pollution. (New estates adjacent to older streets sometimes duplicate lighting resulting in unnecessary extra lights. The children’s playground on the Bypass appears to be brightly lit at night when it is securely locked?)
6.3.2. Make clubs aware that sports pitches are often major light polluters. Encourage them to ensure that pitches are only lit when in use and energy efficiency lighting is used.
6.3.3. Ensure lighting meets the best practice standards for the avoidance of light pollution and energy efficiency whilst still ensuring the safety of citizens
6.4. Air Quality
Air quality is compromised in winter due to the unique valley and coastal situation of Clonakilty, resulting in the build up of smoke from the burning of bituminous coal, which then adversely affects people with respiratory disease. We recommend:
6.4.1. A publicity campaign be mounted by the Council to encourage all residents to switch to smokeless fuel.
6.4.2. Low-income families and council tenants, be made aware of social welfare benefits available to subsidise non-bituminous coal to mitigate this problem
6.4.3. While backyard burning is now illegal, some seem unaware of the health risks in burning rubbish in the domestic fireplace. The Council should consider allowing qualifying low-income citizens a certain maximum weight of household refuse and maximum volume of recycling (per person in the household) to be collected free of charge.
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