Within the townlands of Blackknock and Adamstown, Kilmeaden, Co. Waterford., Waterford
Within the townlands of Blackknock and Adamstown, Kilmeaden, Co. Waterford.
the proposed development comprises the development of the former cheese factory site and adjoining lands to provide for a mixed use village centre, technology park, and renewable energy development on a total site area of 108.79 hectares. The proposed development will consist of the following: The demolition of 2 no. existing single storey outbuildings and 1 no. AGI building (126 sq.m. GFA in total) in the northern portion of the site, along with all site clearance and enabling works required to facilitate the proposed development. In the northern portion of the site the construction of a new village centre comprising the following: • A two-storey mixed-use building (fronting onto the R680) comprising a gym, café, health centre, pharmacy, and office space, with a total GFA of c. 1,856 sq.m. (c. 10.3m in height). • A two-storey community centre (with a GFA of c. 847 sq.m. and c. 11m in height). • 2 no. three-storey apartment buildings (Apartment Blocks A and B) comprising 48 no. units in total, including 6 no. 1 bedroom apartments and 42 no. 2 bedroom apartments. The apartment buildings have a combined gross floor area (GFA) of c. 5,374 sq.m. and the buildings are c. 14.3m in height. Each of the apartment buildings include private open space in the form of patios and balconies, along with bin stores, communal open space, and access arrangements. • A two-storey supermarket (including off-licence) comprising a GFA of c. 1,605 sq.m. (c. 1,514 sq. m at ground floor level and c. 91 sq. m. at first floor level) with a height of c. 8.2m. A bring bank will be provided to the south of the supermarket. • A two-storey childcare facility building with a GFA of c. 1,345 sq.m. (c. 10m in height), along with adjacent outdoor play area. • A Multi-Use Games Area (MUGA), located adjacent to Apartment Block A and the childcare facility. • A two-storey commercial / office building comprising 4 no. commercial units, (with a GFA of c. 614 sq.m. and c. 10.1m in height). • 2 no. two storey warehouse buildings (each with a GFA of c. 562 sq. m. including ancillary office space and staff welfare facilities, with an overall height of c. 10m). • A District Heating Plant Room (with a GFA of c. 14 sq. m. and c. 3.8m in height) to provide district heating from the technology park to the village center, bin stores, lighting, access arrangements, and the provision of areas of public realm and open recreational spaces including a new village square. In the central portion of the site the construction of a new technology park comprising the following: • 3 no. two storey (with two mezzanine level), information and communication technology (ICT) facility buildings, each with a GFA of c. 24,033 sq.m (c. 72,099 sq.m GFA in total), and with a height (to parapet level) of c. 19.8m and a maximum flue height of c. 25m. • Each of the 3 no. ICT facility buildings will accommodate ICT equipment rooms, associated electrical and mechanical equipment rooms, loading bays, maintenance and storage space, office administration areas, and staff facilities, emergency generators and flues, and plant at roof level. External plant rooms (with an overall height of c. 3.7m) and modular water tanks will be provided adjacent to each of the ICT facility buildings. • An energy center building (with a GFA of c. 3,720 sq.m and with a parapet height of c. 13.8m) including 16 no. gas powered turbines, associated flues (with a height of c. 29.8m), associated ancillary containers and tanks, backup fuel pumps and tanks, fire tanks (with a height of c. 12.8m) and pump house, MCC control room (with a GFA of c. 41 sq.m.), welfare and storage facilities (with a GFA c. 60 sq.m.), a three storey control room building with basement (with a GFA of c. c. 5,343 sq.m. and an overall height of c. 18.9m), a single storey with basement MV building (with a GFA of c. 1,246 sq.m. and an overall height of c. 5.3m), step up and step down transformers, and 7 no. black start generators. • 2 no. warehouses with ancillary office space, with a GFA of c.3,121 sq.m. each, and with a height of c. 14.2 metres • A gas above ground installation (AGI) and pressure regulating and metering station (PRMS) compound, (comprising an AGI Building, Boiler House Kiosk, E&I Kiosk, Control Room and Skid House) with a combined GFA of c. 202 sq.m.), 3 no. ICTpumphouses (c. 40 sq.m. each), and two single storey guardhouses (each with a GFA of c.29 sq.m). In the southern portion of the site the construction of a of a solar farm with PV arrays consisting of 43,056 PV panels mounted on concrete footings, 3 no. single storey transformer cabins (with a combined GFA of c. 54.6 sq.m), a battery energy storage system (BESS) compound with an area of c. 6,682 sq.m.(comprising modular battery units within a fenced compound, along with associated electrical equipment and transformers), internal access tracks, and security fencing. In the western portion of the site the construction of a new vehicular access (including a bridge over an existing watercourse) to the Technology Park to be provided between the R680 and the R681. The primary vehicular access to the village center will be facilitated via the existing access from the local road to the north. Pedestrian and cycling access to the village center will be facilitated via both the local road and R680. Access to the Solar farm is provided via the local road to the north of the solar farm. Provision of areas of public open space and a walking/cycling route which extends from the village center to the southeast of the Technology Park. The development provides 441 no. car parking spaces and 267 no. cycle spaces. The development includes provision of landscaping and planting throughout, PV panel zones at roof level, boundary treatments, signage zones, site lighting, and all associated site services and development works, including underground foul and storm water drainage network and sustainable urban drainage systems, and all ancillary works. An Environmental Impact Assessment Report (EIAR) and a Natura Impact Statement (NIS) will be submitted to the Planning Authority with the planning application
- Having regard to the information on file, the applicant has failed to demonstrate that there is existing capacity in the electricity grid (without which the broader principles and allowances set out in the Government Statement on the Role of Data Centres can be assessed), the lack of significant on site renewable energy to power the proposed development, the lack of satisfactory evidence in relation to the applicant’s engagement with Compulsory Power Purchase Agreements (CPPAs) in Ireland, it is considered that the applicant has failed to demonstrate that the proposed development would be in accordance with the overarching objectives of the Climate Action Plan 2025, by reference to reducing Greenhouse Gas emissions and the broader principles and allowances set out in the Government Statement on the Role of Data Centres. Notwithstanding the proposal to construct an on-site solar farm, the applicant has not provided any evidence that the proposed development could additionally avail of new locally generated renewable power for the development and that there is sufficient capacity in the grid to service the development. The proposed development would have potential for significant adverse impacts on the environment and would therefore be contrary to the proper planning and sustainable development of the area.
- Having regard to the proximity to neighbouring dwellings, the proposed development by reason of its design, scale, nature and layout would result in excessive visual intrusion and overbearing impact to include by reason of the gas flues with significant adverse implications from a residential amenity perspective and in terms of the setting and character of Kilmeaden village. It is considered that the proposed development would represent a disproportionate impact on the amenities of the area and loss of village character contrary to KLMDO1 of the Waterford City and County Development Plan 2022-2028 which seeks to ensure that development on the site “does not detract from the amenity of the existing village”. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.
- The site is not served by an adequate wastewater network to accommodate the proposed development in its entirety and in the absence of a firm proposal and definitive timeline to upgrade the Kilmeaden Wastewater Treatment Plant, the proposed development is deemed to be premature by reason of deficiencies in public wastewater infrastructure.
- Having regard to the Site-Specific Flood Risk Assessment submitted at further information stage together with the proposal to construct embankments on Flood Zone A & B, the Planning Authorit ! is not satisfied that it has been adequately demonstrated that the proposed development would not give rise to potential of flood risk and when also taking Climate Change into account. The proposed development would be contrary to The Planning System and Flood Risk Management Guidelines for Planning Authorities 2009 and Policy UTL 10 of the Waterford City and County Development Plan 2022-2028 which seeks to avoid development in areas at risk of flooding. As such the proposed development would have potential for significant adverse impacts on the environment and would therefore be contrary to the proper planning and sustainable development of the area. !