Development plan · Dublin City Council
Dublin City Development Plan 2022–2028 – Volume 1: Written Statement (as varied by Variations Nos. 1–11)
The council's development plan written statement: its strategy, policies, objectives and development standards.
Dublin City Council · 2022–2028 · 696 pages
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- Quality Housing and Sustainable Neighbourhoods | Chapter 5 151 It is the Policy of Dublin City Council: QHSN32 Domestic Violence Refuges To proactively facilitate and support Túsla, the Child and Family Agency, service providers and other relevant agencies in the provision of domestic violence refuges in the city and work towards the realisation of one refuge space for every 10,000 people, as per the recommendation of the Istanbul Convention, particularly when initiating planning on larger regeneration lands. QHSN33 Emergency Accommodation To facilitate and support relevant agencies in the development of emergency accommodation that is socially inclusive, including hostels for homeless individuals of all genders. Applications for emergency temporary accommodation including applications made by public bodies will be requested to submit evidence to demonstrate that there is not an overconcentration of emergency accommodation within an area, including a map showing all such facilities within a 0.75km radius of the proposed location of the new facility. 5.5.6 Social, Affordable Purchase and Cost Rental Housing The centrality of local authorities to delivering housing is recognised in Our Shared Future, the June 2020 Programme for Government and, among other priorities, the emphasis is on developing sustainable, mixed tenure communities. The government’s ‘Housing for All - a New Housing Plan for Ireland’ (2021) estimates that Ireland will need an average of 10,000 social homes each year over the next five years, with 9,500 of these being new-builds, and an average of 6,000 affordable homes for purchase or rent. An overarching governance structure will be established in the Department of the Taoiseach to oversee the implementation of Housing for All. Government departments, State agencies, local authorities, Approved Housing Bodies (AHBs), the Land Development Agency (LDA) and other delivery partners will work with the delivery office to achieve the implementation of the plan. The Housing Strategy set out in Appendix 1, will be the key planning mechanism for the delivery of new affordable housing and sustainable communities. The statutory context for the provision of social and affordable housing has changed under the Affordable Housing Act 2021. Dublin City Council will seek to facilitate the maximum allowable provision under the Planning Act (as amended) for affordable and social housing provision as part of future planning permissions, reflecting the high levels of demand within the city.
- Quality Housing and Sustainable Neighbourhoods | Chapter 5 152 ▪ The Affordable Housing Act provides for a requirement that any new planning permission granted for housing subject to the Act will have a 20% Part V requirement on that land where; ▪ At least half of the land or equivalent net monetary value obtained under Part V must be used for social housing support. ▪ The remainder can be used for affordable purchase housing, cost rental housing or both. ▪ If there is no requirement for affordable housing, the remainder can be used as an additional discount on construction costs, or for more social housing. ▪ The planning authority will review the Part V of the requirements contained in this Plan if the legislation underpinning this requirement is amended. Dublin City Council is currently delivering through a variety of mechanisms approximately 80 social housing projects. Dublin City Council is also charged with piloting a cost rental development and has identified four potential developments for further cost rental schemes and eleven developments identified for affordable purchase homes. Over the plan period, the council will continue to take proactive measures, including the acquisition of land, to deliver the housing needs of the city and to use all suitable sites and properties owned by the council to deliver mixed income housing, community and cultural facilities. In terms of the development of publicly owned land, the City Council will aspire as far as is possible, to be the lead developer of such land. Public housing is defined by the Council as high quality sustainable housing for all citizens regardless of income that is rented from one’s local authority or its nominees (AHBs) so as to affordably and securely provide for one’s particular housing needs. The Council will support the work of the Housing SPC, including the Public Housing Sub-Committee, in regard to public housing in the city and will support the housing mix agreed by the city council on future Council owned lands. In addition to the implementation of Part V, the Council will work in partnership with the Department of Housing, Planning and Local Government, Approved Housing Bodies and other key stakeholders to deliver and manage social housing. Other mechanisms of delivery will include direct build, acquisitions, void management, long term leasing, enhanced leasing, repair to lease, private rental (RAS and HAP) and the Buy and Renew Scheme.
- Quality Housing and Sustainable Neighbourhoods | Chapter 5 153 It is the Policy of Dublin City Council: QHSN34 Social, Affordable Purchase and Cost Rental Housing To promote the provision of social, affordable purchase, cost rental and rental housing in accordance with the Council’s Housing Strategy, Part V of the Planning and Development Act, as amended by the Affordable Housing Act 2021 and government policy as outlined in the DHLGH ‘Social Housing Strategy 2020’ and support the realisation of public housing. QHSN35 Diversity of Housing Type and Tenure To support local authorities, approved housing bodies and other sectoral agencies in the provision of a greater diversity of housing type and tenure, including social and affordable housing, new models of cost rental and affordable homeownership and co-operative housing. 5.5.7 Specific Housing Typologies Apartments and Houses The type of housing in the city has been changing, with apartments now constituting the main household type in the city. The share of apartments in Dublin City was 35.2% in 2016, up from 33.3% recorded in 2011 and forecast by the HNDA to be 40% by the end of the Plan period. Successful apartment living requires that the scheme must be designed as an integral part of the neighbourhood and it is the policy of this development plan to have regard to the relevant guidelines for apartment development and sustainable communities including the DEHLG Guidelines on ‘Quality Housing for Sustainable Communities – Best Practice Guidelines for Delivering Homes Sustaining Communities’ (2007) and ‘Sustainable Urban Housing: Design Standards for New Apartments’ (2020). Development opportunities for house developments are more limited in the city. However, there are opportunities for such schemes, particularly on small infill sites. All apartment and housing development shall provide an appropriate mix of housing types and shall clearly demonstrate how the resultant mix of units has had regard to the Housing Strategy, HNDA and the development standards set out in Chapter 15. In this respect, the Housing Strategy has identified particular challenges in the provision of a balanced residential mix the North Inner City and Liberties area, having regard to demographic changes in households and taking into account current housing stock. A defined mix of unit types will be required in these areas as set out in in Section 15.9.1 and Table 37 of the Housing Strategy. This requirement is necessary to ensure a mix of dwelling types and sizes so as to best cater for the expected future household needs in these areas, so that as household needs change, the need of citizens, in all stage of lifecycle and family circumstance can be met within or adjoining their existing neighbourhoods.
- Quality Housing and Sustainable Neighbourhoods | Chapter 5 154 It is also recognised that Census 2016 recorded nearly 63,000 households renting privately in Dublin City. The City Council seeks to foster a strong, sustainable, professional and well regulated private rental sector which is fit for purpose in that it is affordable and accessible to those living in the private rental sector and in this regard, supports the provision of purpose built, high quality, well managed, private rented accommodation with a long term horizon. The City Council also promotes good property management to ensure that there is satisfactory upkeep and maintenance of communal areas and facilities. It is the Policy of Dublin City Council: QHSN36 High Quality Apartment Development To promote the provision of high quality apartments within sustainable neighbourhoods by achieving suitable levels of amenity within individual apartments, and within each apartment development, and ensuring that suitable social infrastructure and other support facilities are available in the neighbourhood. QHSN37 Houses and Apartments To ensure that new houses and apartments provide for the needs of family accommodation with a satisfactory level of residential amenity in accordance with the standards for residential accommodation. QHSN38 Housing and Apartment Mix To encourage and foster the creation of attractive, mixed use, sustainable residential communities which contain a wide variety of housing and apartment types, sizes and tenures, in accordance with the Housing Strategy and HNDA, with supporting community facilities and residential amenities. Further detail in regard to unit mix is set out in Chapter 15: Development Standards. Unit mix requirements for the Liberties and the North Inner City are set out in Section 15.9.1 and Table 37 of the Housing Strategy in Appendix 1. QHSN39 Management To promote efficient and effective property management in order to secure the satisfactory upkeep and maintenance of communal areas in the context of the Multi Unit Developments Act 2011 and the Property Services (Regulation) Act 2011. Shared Accommodation New housing typologies have emerged and developed in recent years including Build to Rent and Shared Accommodation (also known as ‘co-living’). The ‘Design Standards for New Apartments - Guidelines for Planning Authorities’ were updated in 2020 and again in 2022
- Quality Housing and Sustainable Neighbourhoods | Chapter 5 155 and 2023 and aim to enable a mix of apartment types, make better provision for building refurbishment and infill schemes and address the Build to Rent and Shared Accommodation sectors. The 2022/23 technical update to the Design Standards for New Apartment Guidelines no longer identify Build to Rent accommodation as a distinct housing typology which requires separate guidance / design standards. In regard to shared accommodation and further to Specific Planning Policy Requirement 9 of ‘Sustainable Urban Housing: Design Standards for New Apartments’, 2020, the HNDA analysis does not indicate a specific demand for shared accommodation in Dublin City and, therefore, there will be a general presumption against granting planning permission for this form of development. Note: Policy QHSN 40, 41and 42 have been omitted under Variation No. 5 of the Dublin City Development Plan 2022-2028. Please see Appendix 19 of the Development Plan for Transitional Arrangements for Certain Development Proposals for or including Build-To-Rent. It is the Policy of Dublin City Council: QHSN43 Shared Accommodation/Co-living That there will be a general presumption against the granting of planning permission for shared accommodation/co-living in Dublin City as per Specific Planning Policy Requirement (SPPR) 9 of ‘Sustainable Urban Housing: Design Standards for New Apartments’, 2020 and the HNDA analysis undertaken. QHSN44 Student Accommodation/Co-living Development It is the policy of DCC to avoid the proliferation and concentration of clusters of student accommodation/co-living development in any area of the city. Provision of Student Accommodation Purpose-built student accommodation (PBSA) plays an important role in providing well managed student accommodation for the approximately 53,000 students in the city. Such schemes have also in many instances had positive impacts resulting in greater availability of housing stock in the private residential sector to meet housing demands and transformative regeneration benefits. The National Student Accommodation Strategy, published in May 2017, identified the key target of the construction of at least an additional 16,374 PBSA bed spaces to provide an overall supply of 28,806 PBSA bed spaces in the Dublin area by 2024. The “Social, Economic and Land Use Study of the Impact of PBSA in Dublin City” commissioned by Dublin City Council in 2019, identified that the number of PBSA bed spaces had the potential to grow to a total of approximately 14,000 PBSA bed spaces by 2024, given the number of PBSA bed spaces approved and in the planning system.
- Quality Housing and Sustainable Neighbourhoods | Chapter 5 156 The geographical spread shows the clustering of the facilities within 1km of the larger third level institutions within the city, allowing most residents to easily walk to their place of education. International comparisons indicate that Dublin has a relatively low proportion of students accommodated in PBSA, with approximately 16% of the student population accommodated in PBSA in 2018, compared to approximately 38% in Edinburgh. As identified by the National Student Accommodation Strategy, by developing and utilising an appropriate Management Plan for PBSA, the managers of PBSA can minimise any potential negative impacts from the PBSA developments and their occupants on surrounding properties and neighbourhoods and can create a positive and safe living environment for students and develop and enhance the neighbourhoods in which they are situated for the betterment of the whole community. As set out in the Chapter 15 Development Standards, applicants for student accommodation will be requested to submit evidence to demonstrate that there is not an over-concentration of student accommodation within an area, including a map showing all such facilities within 1km of a proposal and must be accompanied by documentation outlining how the scheme will be professionally managed. It is the Policy of Dublin City Council: QHSN45 Third-Level Student Accommodation To support the provision of high-quality, professionally managed and purposebuilt third-level student accommodation in line with the provisions of the National Student Accommodation Strategy (2017), on campuses or in appropriate locations close to the main campus or adjacent to high-quality public transport corridors and cycle routes, in a manner which respects the residential amenity and character of the surrounding area, in order to support the knowledge economy. Proposals for student accommodation shall comply with the ‘Guidelines for Student Accommodation’ contained in the development standards chapter. There will be a presumption against allowing any student accommodation development to be converted to any other use during term time. Houseboats Innovative housing solutions, including working with Waterways Ireland to identify appropriate locations for the provision of additional houseboat serviced mooring locations will be supported by the City Council.
- Quality Housing and Sustainable Neighbourhoods | Chapter 5 157 It is the Policy of Dublin City Council: QHSN46 Houseboats To work with Waterways Ireland to identify appropriate locations for additional houseboat serviced mooring locations and ancillary facilities. 5.5.8 Social and Community Infrastructure Social and community infrastructure is an essential part of all communities. The RSES states that successful places support a wide range of services and facilities that meet local and strategic needs and contribute towards a good quality of life. Facilities like schools, health centres, childcare facilities, libraries, recreation, sports, cultural facilities and playgrounds can function as a focal points within their neighbourhoods and can provide venues for social activities and events. National and regional planning and development policy places a renewed emphasis on providing resources – such as social infrastructure – in the right place at the right time, as the basis for successful place-making and community development. MASP supports the provision of education, health and community facilities in tandem with the development of the region’s strategic development areas, to ensure that opportunities for social as well as physical regeneration are realised. Compact growth and connected infrastructure is to be achieved through an ‘integrated growth model’ which ensures that the provision of investment in new community, enterprise, arts and social infrastructure is coordinated and integrated with the growth and regeneration of designated strategic development areas or areas of significant future development. The Council recognises that the provision of good quality and multi-functional social and community infrastructure in the city’s existing and developing areas is a key element in the development of successful neighbourhoods and sustainable communities. The alignment of new housing development to be phased in line with availability of essential social and community infrastructure, services and amenities will be a key focus of the plan-making process going forward in order to, where feasible, co-ordinate and phase development. Where feasible and practicable, key social and community infrastructure will be delivered in the first phases of development. In this regard, it is a policy of the Council to ensure that all residential applications comprising of 50 or more units shall include a community and social audit to assess the provision of community facilities and infrastructure within the vicinity of the site and to identify whether there is a need to provide additional facilities to cater for the proposed development (refer to Chapter 15: Development Standards for further details). The RSES also identifies a stronger role for Local Community Development Committees (LCDCs) in identifying social infrastructure needs and in co-ordinating the activities of local
- Quality Housing and Sustainable Neighbourhoods | Chapter 5 158 authorities, service providers and community stakeholders through the implementation of the Local Economic and Community Plan. The RSES also encourages the shared use and colocation of facilities in order to align service provision and to use development land more efficiently. The Council will also seek to work with the LCDC to make the most efficient use of existing social and community infrastructure by co-locating and sharing the use of facilities amongst the wider community and by continuing to invest in infrastructure upgrade and regeneration projects to make these facilities more adaptable, inclusive and accessible to all community members. It is the Policy of Dublin City Council: QHSN47 High Quality Neighbourhood and Community Facilities To encourage and facilitate the timely and planned provision of a range of high-quality neighbourhood and community facilities which are multifunctional in terms of their use, adaptable in terms of their design and located to ensure that they are accessible and inclusive to all. To also protect existing community uses and retain them where there is potential for the use to continue. QHSN48 Community and Social Audit To ensure that all residential applications comprising of 50 or more units shall include a community and social audit to assess the provision of community facilities and infrastructure within the vicinity of the site and identify whether there is a need to provide additional facilities to cater for the proposed development. Refer to Section 15.8.2 of Chapter 15: Development Standards. QHSN49 Phasing To require that larger schemes which will be developed over a considerable period of time are developed in accordance with an agreed phasing programme to ensure that suitable physical, social and community infrastructure is provided in tandem with the residential development and that substantial infrastructure is available to initial occupiers. QHSN50 Inclusive Social and Community Infrastructure To support the development of social and community infrastructure that is inclusive and accessible in its design and provides for needs of persons with disabilities, older people, migrant communities and children and adults with additional needs including the sensory needs of the neurodiverse.
- Quality Housing and Sustainable Neighbourhoods | Chapter 5 159 It is the Policy of Dublin City Council: QHSN51 Amenities and Retail To ensure all areas of the city, including those that have Local Area Plans, deliver social infrastructure, sports and recreational facilities, retail outlets, schools and infrastructure in accordance to an agreed phasing programme to ensure large neighbourhoods are not left isolated without essential services. It is an Objective of Dublin City Council: QHSNO14 Community Infrastructure Audit SDRAs To carry out and maintain an audit of community infrastructure for Strategic Development and Regeneration Areas, where appropriate. QHSNO15 Community Safety Strategy That all housing developments over 100 units shall include a community safety strategy for implementation. QHSNO16 Culture Near You Tool To utilise the potential of the Council’s Culture Near You tool over the lifetime of the Plan in the preparation of social and community audits. Healthcare The provision of healthcare services in Dublin city is the primary responsibility of the Health Service Executive (HSE) who manage all of city’s main hospitals/ healthcare facilities, with additional healthcare provision by other statutory, voluntary and private healthcare providers. The government’s Sláintecare Plan 2021-2023 prioritises two reform programmes for implementation including improving safe, timely access to care, promoting health and wellbeing and addressing health inequalities. The National Planning Framework focuses on the development of acute hospital services, community healthcare services (i.e. primary care centres) and integrated health/ social care services (disability, mental health, services for older people), and requires that consideration is given to the location, number, profile and population needs when developing new facilities. In dealing with healthcare, regional policy highlights gaps in the regions healthcare infrastructure that need to be addressed to meet the health care needs of a growing and ageing population, in particular, the demand and capacity for primary care, acute care and social care services. The Council will support the provision of public and private healthcare facilities, together with community support services, on suitably located and zoned lands in easily accessible locations throughout the city. Such facilities should benefit communities by providing multi-
- Quality Housing and Sustainable Neighbourhoods | Chapter 5 160 disciplinary health care, mental health and wellbeing services which could include initiatives such as men’s sheds. The Council will also seek to facilitate healthcare authorities in the provision, consolidation, co-location and enhancement of hospitals/ healthcare facilities and in the development of accessible community-based healthcare in residential areas including nursing homes and elder-care homes which provide for intermediate care. It is the Policy of Dublin City Council: QHSN52 Sláintecare Plan To support the Health Service Executive and other statutory, voluntary, private agencies and community based services in the provision of appropriate healthcare facilities - including the system of hospital care and the provision of community-based primary care facilities, mental health, drug and alcohol services and wellbeing facilities including Men’s Sheds - and to encourage the integration of healthcare facilities in accessible locations within new and existing communities in accordance with the government Sláintecare Plan. Schools and Education Schools and education facilities are essential social infrastructure for new and existing city neighbourhoods. National policy highlights the importance of aligning demographics with educational provision. The Council recognise that strategic planning of, and investment in, the provision of education and training is central to delivering sustainable and inclusive communities and will continue to work with the Department of Education and Skills (DES) to examine the coordination between the city’s growth areas / emerging communities and the provision of new/ enhanced schools and education facilities at locations which are easily accessible and well served by public transport, walking and cycling routes. The Council seek to encourage innovative school design which provides for the efficient use of urban lands and which embraces sustainable mobility management (refer to Chapter 8). School typologies that contribute to the identity of a neighbourhood and which include adequate play, sport and recreational amenities will be promoted. The efficient use of lands will be encouraged through the development of new urban typologies of school building design which should have regard to the requirements set out by the DES Schools’ Design Guidelines (refer also to Chapter 15: Development Standards). While education is the primary role of schools, they also provide a broader social and community function. Schools frequently facilitate out of hours social and community activities, such as use by sports clubs, night classes or local group meetings, all of which benefit the local and wider community. The Council will continue to support and encourage the efficient use / sharing of educational facilities in proximity to residential neighbourhoods
Source Dublin City Council: Dublin City Development Plan 2022–2028 – Volume 1: Written Statement (as varied by Variations Nos. 1–11) (2022–2028) · Licence the publisher's termsText read from the publisher’s PDF; tables, maps and drawings do not survive as text, and page numbers are the PDF’s (its first page is 1). Check the original before relying on a passage.