Concerns raised thatTrim town expansionmasterplan couldcreate ‘island effect’

A total of 28 submissions were received on the proposed draft Manorlands Masterplan for Trim, which will provide a framework for the expansion of the town centre on lands to the rear of Emmet Street.

The lands have been zoned for town centre development for some time and the masterplan provides the framework for its development on a phased basis with more detailed proposals to come forward at planning application stage.

At the September meeting of Trim Municipal District Council, councillors were not happy to approve the draft masterplan without it first going out for non-statutory consultation, where all stakeholders and towns people were afforded the opportunity to offer their input.

This consultation period ran from 22nd September to 9th October and at their October meeting, councillors were told that 28 submissions were received. These submissions and the council's response were summarised in a report along with proposed amendments, which was circulated to councillors.

Alan Crawford SEO in Planning outlined that some of the submissions were broadly supportive and recognised that the lands were suitably located to bring forward for mixed use and residential development but there were some comments and observations on how the plan could be improved or strengthened.

He said the overarching vision and framework for the masterplan remains as was and the development agenda is consistent and aligned with the land use zoning objectives in the county development plan but he did acknowledge there was some ambiguity in some areas of what they were proposing which would be corrected in the plan.

One of the ambiguities highlighted was whether St Patrick's Park was included in the masterplan lands. It is not part of the masterplan and the red line boundary will be included in the 3D modelling, and areas not included will be shaded in grey to avoid any confusion.

Some submissions queried the purpose of a masterplan and its statutory footing so it is proposed to insert text clarifying that it is a strategic non-statutory development framework and does not confer planning permission, authorise acquisition or determine property rights and will provide for the integrated extension of Trim Town Centre with a coherent public realm, strong pedestrian and cycle connections and physical, social and economic integration with the established centre.

The need for the new area to be integrated to the existing town centre was also a recurring theme in submissions to avoid creating an "island effect", so that it wouldn't be isolated from the existing established town centre and that there would be connectivity to that.

Mr Crawford said it was very much the intention of the plan that it become a consolidated urban core, where they would complement each other, and would not be competing with each other.

Other comments highlighted the importance of design being sensitive to Trim's place as a heritage town and text is being inserted to expand the design principles to require heritage-led placemaking, a coherent hierarchy of streets and public spaces, high quality architecture and materials, sensitive treatment of the town wall and protected structures, integrated landscape design and protection of important views and settings.

There were submissions about the housing mix and Mr Crawford said the potential housing yield is unknown at present. "There's an indicative range of what the lands may be able to accommodate but that will be ironed out at application stage and will be guided by national standards and our own development plan standards as well," he said.

Several submissions related to the proposed community building should be multi-purpose and flexible and should be designed in consultation with potential end users and different community groups who would be using it and this explicit commitment is now included.

Another theme in the submissions was boundary treatment between existing residential areas and the masterplan land and a dedicated section will be included on boundary treatments giving examples of best practice.

It is also proposed to amend the plan so that pedestrian and cycle connections at the Aldi junction and Trim Hardware would be included in the first phase. A specific objective for a vehicular access off Emmet Street will also be included, though it will note that the successful operation of the wider lands is not solely dependent on vehicular access via Emmet street. The error which showed vehicular access at Trim Hardware on imagery while the property was still there was acknowledged and the imagery has been updated.

There were some concerns about traffic impact and Mr Crawford explained when planning applications for future development do come in on the lands, they will be accompanied by a traffic and transport assessment and text is to be inserted confirming this.

Councillors thanked the planning team for their work on the public consultation and plan. Cllr Fox commented that it was not going to be a new town centre but would be part of the town. "That's the key to it all, getting as much connectively as you can." He added that it was an ideal opportunity to provide a community centre for Trim.

Cllr Ronan Moore said he appreciated the fact that it did go out for public consultation, and that a lot of the comments that have been made were taken on board. He welcomed that pedestrian access had been brought forward to phase IA to get the permeability which he said is so crucial for traders.

Cllr Noel French welcomed the updates to the plan but said he was concerned by the submission from Trim Hardware. "I would have liked to see some engagement with Trim Hardware. I'm shocked to see a submission come in, to say that they haven't been engaged with it."

The report on submissions noted the submission made on behalf of Trim Hardware which has operated in Trim for almost 50 years. While recognising the need for more connectivity between the existing town centre and the Manorlands lands, concern was expressed that the proposed road and pedestrian linkage may directly affect the existing business.

The submission states that no formal discussions have taken place regarding land acquisition, relocation or future arrangements and notes the publication of the masterplan has created uncertainty regarding the future operation and investment plans of the business.

Concern is expressed that the implementation of the proposed linkage could ultimately require relocation or closure of the business and the submitter requests meaningful engagement prior to adoption of the masterplan and argues that if acquisition is ultimately required, it should occur at an early phase of development to provide certainty for the business and facilitate and integrated streetscape linking Manorlands with the historic town centre.

The response to the submission states that concerns are acknowledged and the council proposes to amend the masterplan to clarify that "the precise alignment, design and implementation of future road and pedestrian connections remain subject to detailed design, feasibility assessment, stakeholder engagement and statutory approval processes."