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Submission at Public Consultation Phase

Proposed Development :- Stephenstown (FP4.A) and Folkstown Little (FP4.B) Draft Framework Plan.

Location :- Stephenstown, Balbriggan, Co. Dublin.

Local Authority :- Fingal County Council

Note:- Above Map extracted from Framework Plan prepared by Fingal County Council

On behalf of :-

Name :- Balbriggan Chamber of Commerce

Address :- Georges Square, Balbriggan, Co. Dublin.

Date :- 8th November 2024.

Contents

1.0 Introduction

2.0 Upgrading of the R122 (Naul Road)

2.1 Allocation of Land–Use Zonings within the Framework Plan Boundary.

2.2 Provide lands for Further Education & Training (FET) Campus.

3.0 Co-location - A more Sustainable Approach to Living, Learning & Working

4.0 Summary & Conclusion

Appendix A

Submission made by Balbriggan Chamber of Commerce to the Draft Fingal Development Plan 2023/29 seeking upgrade of R122 (Naul Road)

Appendix B

Uses Permitted in Principle & not permitted in Principle within ‘GE’ & ‘HT’ zoned lands. Fingal Development Plan 2023-2029 – Written Statement

1.0 Introduction

Balbriggan Chamber of Commerce in the first instance would like to thanks Fingal County Council for preparing the Draft Framework Plan for Stephenstown & Folkstown Little. This is the main employment zone in Balbriggan with the most potential for expansion and it is encouraging to see this land has been subject to analysis and forward planning teams has brought the Framework Plan to what is a very detailed stage.

The main comments and observations we would like to make are as follows :-

2.0 Upgrading of the R122 (Naul Road)

Prioritization of the R122 Naul Road upgrade from the M1 (Junction 6) to the Clonard Roundabout. Balbriggan Chamber of Commerce previously made a formal submission to the Draft Fingal Development Plan 2023-2029 setting out the justification for upgrading this stretch of road and said submission is included in Appendix A for ease of reference.

We note in Chapter 6.2, Movement & Connectivity Strategy that the R122 upgrade is listed as the No.1 Essential Recommendation and we do of course welcome this inclusion. We respectfully point out that the R122 upgrade should not be reliant on the works associated with the Framework Plan being approved / tendered / having funding allocated. We feel the R122 upgrade is long overdue and should now be fast-tracked as its own stand-alone infrastructural project with junctions obviously included to suit future phases of the Framework Plan.

2.1 Allocation of Land–Use Zonings within the Framework Plan Boundary.

We have compared the existing Fingal Development Plan 2023-2029 land-use zonings with the proposed land-use zonings in the Stephenstown & Folkstown Little Draft Framework Plan and note that the quantum of General Employment Lands (GE) & High Technology (HT) lands remains the same. Within the Framework Plan lands, there is 132 hectares overall. There is no breakdown given of how many hectares are zoned ‘GE’ and how many hectares are zoned ‘HA’. It is suffice to say approximately 90% of the lands are zoned for General Employment (GE) leaving 10% as High Technology (HT).

Fingal Development Plan 2023-2029 – Sheet 4 - Balbriggan

Balbriggan Chamber of Commerce are concerned that there is a limited amount of 'HT' zoned lands and combined with the challenging topography in that area, they feel that there should be less ‘GE’ zoned lands and more ‘HT’ zoned lands, closer to a 50 / 50 divide.

Should it not be possible to rezone lands from ‘GE’ to ‘HT’ in this Framework Plan process, we would ask that there is an Objective inserted that there is some compatibility between the 'HT' lands and the 'GE' lands with regards to uses 'permitted' and 'not permitted' so as to avoid potential employers being refused planning permission based on rigid zoning restrictions.

Draft Framework Plan - Stephenstown & Folkstown Little

Note the GE zoned lands are shown in a faded purple colour and the ‘HT’ lands are shown as faded pink colour. The proposed road network has been superimposed over the zonings. The list of uses ‘permitted in principle’ and ‘not permitted’ within ‘GE’ & ‘HT’ lands respectively is shown in Appendix B. It is concerning that an Educational use is listed as ‘not permitted’ within a ‘GE’ zoning. Education is not listed as a use being ‘Permitted’ or ‘not permitted’ in the ‘HT’ zoning and as such each individual planning application for an educational use would be assessed on its merits were it to be proposed in a ‘HT’ zoning. In the following Section 2.2 we will outline why we feel it is important that Educational Uses are accommodated on these lands as opposed to being prohibited.

2.2 Provide lands for Further Education & Training (FET) Campus.

We feel these lands give an opportunity to provide for Further Educational & Training uses in Balbriggan and that an additional zoning and/or objective to reflect this is included. As an example of what is felt is needed in Balbriggan, we would like to refer to the recent announcement by the Minister for Further and Higher Education, Research, Innovation and Science of a new College of the Future in Kilkenny. The state-of-the-art education and training campus for Kilkenny Carlow ETB(KCETB) will be located on a 15 hectare site, thus consolidating the delivery of skills provision for the County.

Balbriggan grew from a population of 8,500 (1996 Census) to 24,322 (2022 Census) making it Irelands fastest growing town with the youngest average age. Balbriggan actually exceeds the population of Kilkenny (21,589) . There is no doubt that Balbriggan needs a similar focus on Further Education and Training for students post-leaving Certificate. We recognise that Fingal County Council has engaged Grant Thornton to develop a Fingal Skills Strategy. It was initiated as an objective under the Fingal Local Economic & Community Plan (LECP) 2016-2020 and is the first cross sector skills strategy developed at a local level in Ireland. The purpose of the Strategy is to implement a range of recommendations and actions to grow the skills of the workforce in Fingal, benefiting both citizens and employers.

Fingal County Council worked with local stakeholders to identify key sectors and potential skill shortages that might develop in Fingal and seek opportunities to address these skills shortages working in partnerships with industry and the education sector. The key sectors identified in Fingal are: Commerce and Trade, Professional Services, Manufacturing and Pharma, Transport and Logistics, Agri Food and Construction.

These lands provide an ideal location for a Further Education and Training Campus for Balbriggan and for Fingal that would have the added benefit of being co-located with actual employment lands which will provide opportunities for research & innovation being carried out within the FET campus that is required by the specific employment sectors that choose to locate on the Stephenstown & Folkstown Little lands.

Furthermore, a FET Campus would be an attraction for potential employers that are looking for a location for their business as it will potentially deliver employees educated with the knowledge and & trained with the skillsets that they require.

The existing secondary school (Bracken Educate together) is located immediately due north of the Framework Plan lands within the Community Infrastructure (CI) zoning.

An obvious location for a FET campus would be in proximity to existing secondary schools to make economical uses of eg. Public transport stops. To take the size of the Kilkenny Campus, as an example would see 15hectares allocated for an FET campus which is just 12% of the overall lands within the Framework Plan Boundary.

We would also like to mention ‘Merits’ which is a new 1200sq/m technical hub created to support digital and technology innovation in Kildare, Meath & Wicklow. Merits is funded by Kildare County Council and Enterprise Ireland under the Regional Enterprise Development Fund (REDF). A content lab is included for students and businesses to create podcasts, video suite & editing, VR processing & equipment.

There is a definitive synergy to locating a Further Education Campus close to a purpose built facility providing dedicated and co-working spaces and all within walking distance of zoned employment lands. It is a worthy achievement to have a written document entitled a ‘Fingal Skills Strategy’ but it is not going to bear any fruit unless the actual lands and buildings and uses that are recommended in the Skills Strategy are identified & developed.

3.0 Co-location - A more Sustainable Approach to Living, Learning & Working

Balbriggan with its unique demographic has an opportunity to either lead a renaissance in how students transgress from education to employment, or to become a town that suffocates with creaking infrastructure with no available secondary school places, no Further Education & training opportunities, no available local employment and no available space on buses to Dublin for people to find employment.

To live, Learn & Work within the same Town reduces the need for a person to own a car or be car-dependent. It reduces the need for long commutes whether by car, bus or train. Shorter Commuting time will lead to a less frustrated & hence, more productive workforce. Students will also benefit from having educational facilities near their places of work, making it easier to balance work and study commitments.

There are many other advantages to co-locating Education & Employment Uses an d these include the following :-

Students can gain hands-on experience through internships, apprenticeships, or co-op programs directly in the workplace.
Educational institutions can leverage the resources of nearby businesses, such as equipment, technology, and expertise, enhancing the learning experience.
Curricula can be tailored to meet the specific needs of local employers, ensuring that students acquire the skills that are in demand.
Co-location provides students with opportunities to network with professionals and potential employers, improving their chances of employment post-graduation.
Co-locating education and employment helps create a skilled local workforce that meets the needs of businesses in the area, which can attract more companies to the region.
Co-locating minimizes travel time for both students and employees, contributing to lower carbon footprints and increased efficiency.
Employers can save on training costs by partnering with educational institutions to train future employees directly.
Communities that offer integrated education and employment opportunities can attract and retain talent, enhancing their competitiveness.

In summary, co-locating a further education & training campus with employment uses fosters a more integrated approach to workforce development, benefiting students, employers, and the community as a whole. This synergy can lead to a more skilled workforce, increased economic opportunities, and enhanced community cohesion.

4.0 Summary & Conclusion

What use is made of the Stephenstown and Folkstown Little lands will be the determining factor in whether Balbriggan becomes to be regarded as an exemplary example of a sustainable town that embraced and provided adequate facilities, infrastructure & employment for its large increase in population or will Balbriggan be regarded as an example of an ‘over-developed’ commuter town with a high unemployment rate and a low-socio-economic status.

We have outlined why we feel it is vital the Naul Road (R122) is upgraded before any other works are undertaken within the Framework Plan lands, we have requested that additional ‘HT’ zoned lands are made available and/or an objective is included to allow compatibility & flexibility for permitted uses between ‘GE’ and ‘HT’ zonings subject to demand and site availability.

Furthermore, we requested that Educational Uses / Further Education & Training Campus are accommodated on these lands as opposed to being prohibited and we sincerely hope Fingal County Council give our observations due consideration and make requisite amendments / additions to the Framework Plan resultant from this submission

Signed :

Kevin Tolan : MSc. Spatial Planning. Dip. Arch Tech.

Draft Stephenstown and Folkstown Little Framework Plan - Submissions

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