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March 2021

The development plan for the Bersted nursery site gets the green light

By Site development

The Arun District Council has approved general plans for Chalcroft Nursery, Chalcraft Lane, subject to conditions and Landform Estates accepting a planning obligation.

Landform said: “Work on the site is expected to start shortly.

“It is expected that the new development will bring a significant number of new construction jobs as well as new jobs at the nursery and other businesses to the site.”

Landform Estates obtained planning permission for a commercial site and 20 houses at Chalcroft Nursery, Bersted

The 5 acre (2 ha) nursery site is the first phase of a larger 37 acre (15 ha) site that Landform is working on to deliver 225 additional homes, as well as new plots, a public orchard, facilities sports and a new open public space.

The two projects are part of the strategic extension to the west of Bersted of 2,500 housing units.

Landform, along with Pat Cullen and Alastair Smyth, owners and operators of the Chalcroft Nursery, applied for planning last August on the grounds that businesses at the Bersted site are growing so rapidly they need to expand and modernize the facility.

The new development will include new upgraded roads, parking and landscaping.

The nursery is the main tenant of the site and will now expand its operations, with the Hospice St Wilfrid, which has managed a 650m² storage and sales building specially designed for second-hand goods since 2016.

Landorm said it has been such a success that St Wilfrid wants to occupy another building of a similar size.

Currently, there are approximately 31 full-time and approximately eight part-time employees at the site.

Landform said it had worked closely with Bersted Parish Council, neighboring residents and all statutory authorities to consult on the new development and was very pleased that this close dialogue resulted in their support for the proposals.

“A building permit for another 225 houses and landscaped grounds is currently being considered by the Arun district council,” Landform said.

“The program is attracting significant market interest from domestic home builders, which reflects strong market demand and the shortage of new housing in Arun district. The site can make a valuable contribution to meeting Arun’s housing need, which faces a significant supply shortage.

Residents are still not satisfied with the reworked Epsom hospital site development plan

By Site development

A group of residents say an Epsom Hospital grounds housing plan needs to “get back to the drawing board” as they are still not convinced of a redesign.

A reworked proposal for senior residences on land that previously fell within hospital boundaries was unveiled in February 2021, but after looking into it, the Woodcote (Epsom) Residents’ Society said it would not still wouldn’t support her.

The updated plans involve the demolition of buildings on the land and redevelopment of the site to provide a new elderly care community. The Dorking Road development will include 267 care residences, 10 care apartments and 28 care suites offering “transitional care”.

Operator Guild Living said the most recent plans respond to issues and comments raised by Epsom and Ewell Borough Council and the community at large, after the initial plans were denied.

But locals criticized its location and logistics even in its new form, calling for a further overhaul of the program.

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The story of the plans so far

In 2019, the land at Epsom Hospital was sold for £ 18million to Legal & General to create a senior living complex.

Consultations were held in fall 2019 and plans were submitted for 365 apartments to be lived in later in early 2020.

In November 2020 however, Guild Living’s plans were turned down by the Epsom and Ewell Borough Council planning committee, leading to some changes being announced in February 2021.

They reduced the height of the buildings to less than the height of the Wells Hospital building, reduced the number of living units by 42 and said they would plant more than 100 additional trees to improve the landscape.

The neighbor consultation expired on March 18.

An open letter from the Woodcote (Epsom) Residents’ Society states: “It is the very clear view of W (E) RS, as well as an overwhelming number of local residents and other interests, that this program amended fails to overcome the grounds for refusal.

“The massive scale, layout and design of the development are not significantly altered. It remains totally different from its surroundings and would cause considerable negative visual impact and damage to residential equipment. “

The letter goes on to say, “A fundamental overhaul of the scale, density, height and layout of the design is required if the drawing is to be considered acceptable. It must” get back to the drawing board. ” .

A response from Guild Living indicates that it has already responded to local comments and made significant changes to the first set of plans, stating, “The overall height of the building has been reduced to ensure it is lower than the floor plan. nearby hospital, and the building facing Woodcote Green Road has been reduced and further back from the road. “

Guild Living says it continues to work closely with local authorities and residents, responding to their feedback and helping meet future housing needs.

The other main criticism from residents concerns the congestion of the roads. One resident noted, “I see the amount of traffic caused by the busy hospital on a daily basis and the number of hospital staff having to park on residential roads due to the lack of onsite parking. “

Another said that “the number of cars that could possibly be on site when all the work is done will only cause more problems.”

A Guild Living spokesperson said, “Guild Living’s priority is to provide better transportation options for our residents by providing alternatives to owning a car. The focus will be on a carpooling system and a minibus to encourage residents to use more sustainable modes of transportation, while providing parking spaces for residents who choose to continue driving.

“Our approach will remove the hassle of car maintenance for residents, allowing them to enjoy active, independent lives later – while ensuring minimal impact on local road infrastructure.”

The Town Planning Council agrees to the cancellation of the authorization for the RTÉ de Cairn site plan

By Site plan

An Bord Pleanála has consented to a High Court order rescinding its authorization for Cairn Homes to build 614 residential units on former RTÉ land in Dublin 4.

Three residents of Ailesbury Road had filed a lawsuit challenging the expedited permission of the council for development proposed by Cairn Homes Properties near their homes.

They also challenged the constitutionality of the strategic housing provisions of the Planning and Development (Housing) and Residential Tenancies Act of 2016, providing for the acceleration of large housing estates.

After the board said in January it was ready to make concessions in the proceedings, a hearing date set later this year for the challenge was called off.

Following considerable engagement between the parties, Judge Richard Humphreys was invited Thursday to make consent orders.

These include an ordinance revoking the authorization of the board of directors.

The ordinances also provide for the general adjournment of proceedings relating to the constitutionality of the provisions of the law.

Leave granted

In July last year, the High Court allowed residents – Chris Comerford, John Gleeson and Pat Desmond, wife of businessman Dermot Desmond – to challenge the board’s decision to deal, under of the law of 2016, the authorization request from Cairn Homes Properties. Ltd.

Represented by Michael O’Donnell BL and Conor Quinn BL, tried by lawyer Nap Keeling, their case was against the Board of Trustees, the Minister for Housing, Planning and Local Government, Ireland and the Attorney General, with Dublin City Council and Cairn Homes as notice of the evenings.

The 2016 law allows developers seeking permission for developments of more than 100 units to seek permission directly from the board of directors, bypassing the local housing authority.

During the initial examination of the case, the council had agreed to consider the application for leave under the law but had not yet made a decision.

The residents’ case included allegations that some of the housing policy provisions of the 2016 law violated their rights under the Constitution and the European Convention on Human Rights.

When the board of directors subsequently granted leave, the High Court ordered that the challenge to the permission be merged with the earlier challenge.

Complaints from residents

In their action, the residents claimed, immediately adjoining the back wall of Ms. Desmond’s family home, and located “extremely close” to the family homes of the other two, is a property that was previously part of the RTÉ campus in respect of which Cairn Homes wanted to develop 614 residential units.

The proposed development includes 611 apartments in nine blocks up to 10 stories, three townhouses, two cafes, daycare and the change of use of an existing Regency villa to a private club and gym.

The claimants said the development is of a much higher scale and density than allowed under the City of Dublin development plan, will neglect and eclipse their homes and will be “Totally out of step” with an area of ​​low rise Victorian or Edwardian buildings. types of houses.

The development would impact not only the applicants’ properties, which include protected structures, but other protected structures and important public buildings in the area, including Montrose House, Mount Errol House and the prominent Scott Tallon building. Walker from the 1960s housing RTÉ studios, they claimed.

Site map approved for Ashwaubenon Chick-fil-A

By Site plan

By Kevin Boneske

ASHWAUBENON – The village sitemap review committee voted Tuesday, March 16 in favor of a sitemap for the construction of a 4,872 square foot Chick-fil-A restaurant in the Bay Park Square parking lot next to South Oneida Street.

Community Development Director Aaron Schuette said the independent restaurant will be built immediately south of the mall’s Anderson Drive entrance.

Schuette said the Chick-fil-A will have 88 indoor and 16 outdoor seats, and will have two drive-thru lanes, parking lots, signage and associated utilities.

He said he’s cleared to locate by Bay Park Square as part of the property’s planned unit development (PUD).

Upon reviewing the site plan, Schuette said staff discovered that the building’s current setback, as planned, was 27.7 feet from the South Oneida Street right-of-way, although the removal of the street is currently 35 feet.

As a result, he said a condition of approval requires Ashwaubenon Village Council to amend the PUD to reduce the setback to 25 feet along South Oneida Street.

Schuette said a reduced setback would help the Chick-fil-A project and two other buildings on the property currently within the 35-foot setback.

He said the two non-compliant buildings could have ended up inside the existing setback due to the reconstruction of South Oneida Street with the acquisition of an additional right-of-way.

Schuette said construction on the restaurant cannot begin until the board of directors approves the setback reduction at its April meeting.

Impact on traffic

Schuette said the popularity of Chick-fil-A is expected to increase traffic in the mall and that the two drive-thru lanes will have a capacity of 37 vehicles.

“As staff we were concerned about the traffic generated and the potential impact on South Oneida Street,” he said. “Chick-fil-A hired a group (for a traffic impact analysis). “

Schuette said no engineering design issues are expected to affect South Oneida Street with a new Chick-fil-A, although some improvements are recommended for the internal path in the mall, such as a turn lane at dedicated right in the restaurant.

“We expect this Chick-fil-A to be a little more popular than your standard fast food restaurant,” he said.

Schuette said that TADI, the company responsible for the traffic impact analysis, used traffic data from a Chick-fil-A at Brookfield located in a shopping center to make design recommendations for the Bay Park Square internal path.

“As a staff, we recognize that traffic will likely be an issue for the Chick-fil-A,” he said. “We expect it to be very popular, which is a good thing.”

Schuette said he expects there may be a traffic slowdown on South Oneida Street in the first three to six months after the restaurant opens, due to the popularity of the Chick franchise. -fil-A.

“If there are any safeguards on South Oneida Street that require assistance from public safety for traffic control, direction, etc., the cost would be borne by Chick-fil-A,” he said. he declared. “It’s similar to any other business requiring public safety assistance for a large event. “

Schuette said the conditions of approval also include the implementation of recommendations for improving crosswalks and traffic islands in the traffic impact analysis, as well as an agreement with Ashwaubenon Public Safety regarding responsibility for costs associated with necessary traffic control.

Administrator Gary Paul has said he hopes a restaurant like Chick-fil-A will set up near Bay Park Square.

“I think it’s a good addition to the mall,” he said. “I think we will be very happy with the turnout that will occur there. “

Third wall panel

In another action, the committee approved a third wall sign for Chick-fil-A, so the restaurant will be able to have signs on the north, east and south elevations.

Under the village code, wall panels may be permitted on three sides of a building with the approval of the committee.

Big Hill Lodge Tri-Site development remains critical space for Cochrane’s future

By Site development

“We can preserve it and use it wisely,” said Flowers. “It is essential that it remains community-based. We can all use it, share it and make the best use of it. “

COCHRANE— A motion by Councilor Susan Flowers at Monday’s council meeting (March 8) is to ensure that momentum for the creation of a new Big Hill Lodge facility is not lost.

The Tri-Site on Fifth Avenue is one of Cochrane’s finest properties and located in the heart of downtown, said Flowers, and there is a need to protect it and “make it a gem for the future.” “. The site is expected to house the new Big Hill Lodge.

Flowers’ motion asked council to order the city administration to prepare a report on the land owned by the city of downtown Fifth Avenue and return to council with a package of measures to move the project forward. . The report will be presented at the June 14 council meeting.

“The Tri-Site committee has done a lot of work on engaging audiences and determining what would be best for the Fifth Avenue site,” said Flowers. “But, now it’s been a few years with COVID and all the changes within the city, a new CAD, the economy collapsing so it’s kind of pushed aside. I don’t want to lose all the good work that has been done by this group. “

Flowers is anxious to see the administration’s report, she said, and hopes to make plans over the summer so that something can be in place for the Tri-Site before the fall and the elections.

His particular concern is to ensure that the site is ready for the Rocky View Foundation, the organization that is preparing to build a new Big Hill Lodge. The Rocky View Foundation has a new design for the facility and is ready to start growing when the economy begins to recover from the economic fallout from COVID-19.

Flowers is hoping that by then next year, steps will be taken to define what the site will look like so user groups can start fundraising.

“We can preserve it and use it wisely,” said Flowers. “It is essential that it remains community-based. We can all use it, share it and make the best use of it. “

Cochrane’s 2021 budget earmarked $ 100,000 from operating reserves for a study of the maintenance of the Tri-Site utilities to help move development in the region. The transit and innovation center, a critical Tri-Site facility, is expected to begin construction in June at a cost of $ 4.85 million.

While it is essential to develop and plan for these projects, Flowers said, the site needs to be addressed as a whole and Big Hill Lodge needs to be included in the discussions.

“The city needs to plan the whole site, not just fragment it,” said Flowers. “There must be something in place.

Flowers added that there is a need to prepare for any grants that will become available after COVID so that the city can be ready to apply.

She noted that 2021 is an election year and the city administration needs to create a plan for the next step at the site to ensure continuity for the region.

The development of the Tri-Site is an important milestone for the future of Cochrane, said Coun. Tara McFadden, and he meets the social and recreational needs of the community.

The Tri-Site and Horse Creek Sports Park are linked in development, McFadden said, because a plan is needed for both.

“One of the cool things about Tri-Sites and in particular the rodeo grounds site is that this is what is being considered for senior housing and the Rocky View Foundation. It is an overdue need in our community, ”said McFadden. “As a municipality, we have to work with it to make sure this site is ready so we can move forward.”

One of the commitments linked to the development of the Tri-Site has been to ensure that the user groups will have the same level of programming and space. This commitment means that in order for development to begin at the Fifth Avenue location, a replacement ball field would have to be established in the city at Horse Creek Sports Park.

“Anyone who is active on this site is not going to lose anything. They are tied and we have to be strategic and deliberate about it,” McFadden said. “In my opinion, that’s one of the things we’re really going to advocate for to get Horse Creek to grow as quickly as possible, it’s a matching diamond for them.”

The Horse Creek and Tri-Site site plans started with the current council, but it will take more than one council to complete the projects.

She noted that it is important to have a template in place for these projects so that when a new board arrives in the fall, it can move forward with the information available.

“So few projects are something that one board can take credit for or complete,” McFadden said. “What I’ve heard from residents is that parks, recreation and senior housing, arts and culture, the people of Cochrane, we want it all. We want to have a full community. “

Preliminary site plan approved for 4 unit condos in Troy

By Site plan

Image Shutterstock


TROY – A preliminary site plan for a four-unit single-family condominium development project, Casca Village of Troy, was recently unanimously approved by members of the Troy Planning Commission at their February 9 meeting. , with some conditions.

The vacant 2.2 acre plot is east of Crooks Road and south of South Boulevard near Andrews Road and has never been developed. Members of the Troy Planning Commission approved a similar preliminary site plan for the condominium development in 2015, but the approval lapsed after no further action was taken before the three-year expiration window .

White Lake-based Powell Engineering president Michael Powell, who is working as a design engineer on the project, said that at this time the developer, Anthony Randazzo of Auburn Hills-based Trowbridge Land Holdings, had decided to concentrate its efforts elsewhere.

“The economy for the owner was not appropriate, so they decided to hold on and put their efforts into other projects,” Powell said at the Feb. 9 meeting. “They knew it was going to expire and we practically had to start over now. Frankly, they’re going to spend more money doing it now, and between engineering and landscaping, I think it’s going to be a better project now.

The new preliminary site plan was approved on the condition that the developer submit a landscaping plan, including a screening for a proposed greenbelt area; work with the city’s engineering department to ensure compliance with private road specifications; and submit a second elevation to the building department – Troy’s ordinance requires that no more than three consecutive single-family homes may have one story.

Under normal conditions, a landscape plan would have been required to receive preliminary approval for the development from the commission, but Troy town planner Brent Savidant said he made the executive decision to pass the site plan .

“Although we don’t have an up-to-date landscape plan, I still thought it was an opportunity, given that we had the 2015 one to use as a base, an opportunity to move forward further with this application,” said he declared. .

Powell explained that the rapid turnaround of Savidant’s approval to move forward with preliminary plans did not give him enough time to submit a new landscaping plan as well. He said the new plan will resemble the 2015 plan, with some improvements recommended earlier.

“We recently received approval for this turnaround, and the changes your planning and fire departments wanted, and there just wasn’t enough time to submit a revised landscaping plan, but to delay this – we had it ready a while ago, and because of the (pandemic) the owner was really asking for, and the planning staff cleared it to go ahead so he could try to start building this project in the spring and start selling lots,” he said.

“It was important for us to come before you to see whether or not you had input and then the landscape architect can use that input to provide the final landscape plan.”

Still, Planning Commissioner Jerry Rauch felt that the landscape plan should have been submitted with the preliminary site plan for approval. “Given that it’s been three years since the original application and now, I personally don’t see why the applicant couldn’t wait to submit a landscape plan to this body,” he said.

The proposed development will consist of four single-family condominiums ranging from 15,000 to 17,000 square feet. A 10 foot greenbelt will be placed on the eastern edge of the parcel to create a buffer zone between the development and the existing residential community. A T-shaped turnaround lane has been approved by the National Fire Prevention Association and the Troy Fire Department for emergency vehicle access.

One benefit Powell said comes from building condominiums like the ones proposed is that the community tends to have a strong homeowners association. “They are responsible for all the development work. They are responsible for their own change control, things like that. There is a very detailed set of legal documents that give the homeowners association great power over what happens in their condo.

Despite the problem of a missing landscape plan and other conditions to be met, Savidant told Planning Commission Chairman Tom Krent that he was comfortable with any direction the commission is taking, including the approval of the plan.

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Planning Board approves site plan for Erie Boulevard. West car wash

By Site plan

The Rome Planning Board approved the state environmental quality review and site plan review for Hoffman Development Corp. of Albany to build a 6,400 square foot car wash at 1315 Erie Blvd. W., the site of the former West Rome School, at its monthly meeting on Tuesday.

Despite opposition from community members and representatives of the Historical Society of Rome and Oneida County Historian Joseph Bottini stating that it is a historic site that must be preserved, the City officials and council said legally there was no reason the project couldn’t go ahead.

Deputy Director of Community and Economic Development Matthew J. Andrews answered questions throughout the meeting, adding that the project meets all city codes, as well as building and safety guidelines.

Before comments from city officials and board members, however, Andrews read comments submitted by the public, all of which opposed the construction of a car wash on the site.

“Please don’t let another historic building in Rome be destroyed,” commented Kathleen Haley, of Phoenix, Arizona and formerly of Lee, suggesting there are more suitable places in the city to build the lava. -auto. She wondered if the city had learned anything from the downtown construction and revitalization projects.

Michael Rescigno said it didn’t come down to whether Rome needed another car wash, but questioned why it had to be done at the expense of a historic building, asking Hoffman to change his plans .

A resident said just because the ancient school of western Rome isn’t on historical roles doesn’t mean it shouldn’t be. He mentioned the extensive renovations going on at the Capitol Theater right now, and how this building is only eight years older than the old school in Rome West.

“It still has all the original architecture and it can be proud of for the next 100 plus years if you allow it,” the local resident said. Former students “think that this proposal is a travesty towards the community”.

Those who oppose the project, as a group, “got a lawyer and through that lawyer they offered to buy out the property,” he said. “Just because this building can be destroyed doesn’t mean it should be. Listen to your community — those who live here and pay taxes here. Too much has already been destroyed.

William Rapke, who has previously spoken out against the demolition of the old school in West Rome, said Hoffman’s plans were “flawed in several respects” and that their “supporting documents are not complete”.

“They said they consulted with local authorities about the historical significance of the building, but that was never done,” Rapke said. He went on to say that there were also traffic problems in the area with the potential for more accidents at the intersection, as well as questions about sewage and its impact on the wetlands of the property.

It was also mentioned that through, Rapke collected over 1,300 signatures from people in favor of saving the old school.

“Please don’t continue the mistakes of the past,” he said, adding that county historian Joseph Bottini also wrote a column published in the local newspaper speaking on behalf of saving the old school demolition and preservation of local historic sites.

After reading the comments, Gavin Vuillaume, Landscape Architect at Environmental Design Partnership, Civil Engineer at 1315 Erie Blvd. W. Car Wash, and the proposed car wash at 1727 Black River Blvd., destroyed elements of the site plan that were questioned at the February planning committee meeting.

Vuillaume said they had a letter of signature responding to council’s concerns about an archaeological survey being carried out at the site, stating there was no impact on archaeological or architectural resources and that Hoffman was clear to develop the site. .

Another question from the last board meeting that Vuillaume responded to was the use of existing limestone from the West Rome School and its incorporation into the project. He said the limestone would be used as part of the commercial sign detailing, as well as as part of the historical marker that Hoffman proposed to place in front of the property, marking the location of the ancient School of Rome West.

“We propose to improve the sidewalk and create a small seating area with a few benches” on either side of the marker, Vuillaume said.

Planning Council Chairman Mark Esposito then asked if the group wanted to respond to some of the public comments made.

“The building had been for sale for several years…the whole place was kind of remodeled on the inside by the vet clinic and with the asbestos pollution it would cost over $100,000 to fix it. remove,” said Tom Hoffman Jr., owner of Hoffman Car Wash. & Jiffy Lube, in reference to what it would take to save the building.

“In addition, we do our due diligence. We have verified the “historical significance of the site” and have invested a great deal of time and energy and look forward to continuing construction to begin in the summer, with opening in the fall.”

As for an offer from opponents of the project to buy the building, “Their lawyer contacted us and I replied that we weren’t interested in selling it,” Hoffman said. “She hasn’t made a monetary offer and I haven’t received a response from her, so I don’t know where that stands.”

Hoffman also offered that if the city had other ideas for the location of the historic marker, green space, and seating area, it was open to suggestions.

“I have empathy for the people who went to school there, but it is a private building and sale, and there is nothing in the city or the federal statutes – nothing to warrant the board not approving this project and issuing a negative SEQR statement that I can see,” Chairman Esposito said.

In his comments to council, Andrews said the SEQR and site plan comply with land use and zoning regulations, that it would not “adversely impact traffic volume, that ‘there is no adverse impact on existing facilities or changes to natural resources’ and ‘it is not expected to create a hazard to environmental resources or human health’.

Andrews said: “The proposed action will result in the removal of a structure that is valuable to some members of the community, but there are no established local laws” to prevent approval of the project. The building sits “outside the local historic district boundary…and has been determined not to be eligible for the Register of Historic Places.”

Andrews also added that because Hoffman Development has not accepted any (federal) funds for the project, they are under no obligation to restore or protect the property.

“They have offered to use existing stone as part of the project and are offering a historic marker that matches the existing cobblestones in the right-of-way,” he said. “And the historical marker was developed in good faith.”

At the end of the meeting, Hoffman also offered that RHS Executive Director Arthur L. Simmons III visit the site before demolition and construction began, with an expected start in the spring.