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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- Strategic Development Regeneration Areas | Chapter 13 411 13.2 Alignment of Strategic Development and Regeneration Areas with the NPF and RSES As set out in Chapter 1, the Development Plan is informed by a hierarchy of international, national and regional policies. Of particular note, is the National Planning Framework (2018) and the Regional Spatial and Economic Strategy (2019-2031). Chapter 2, the Core Strategy, details how the policies and objectives of these documents will influence the future growth and development of the city. Table 2.8 in Chapter 2 –clearly shows the alignment of the SDRAs with the core strategy and sets out information regarding the area, population and yield of each area. In terms of the NPF, the SDRA’s will play a key role in meeting the National Strategic Objectives, and particularly those of compact growth (NSO 1), sustainable mobility (NSO 4), and the transition to a low carbon and climate resilient society (NSO 8). In accordance with National Policy Objective 3b, the SDRA’s are critical to the delivery of the core strategy and compliance with the objective that 50% of new homes are within the existing built up footprint of the city. The designated SDRA’s align with the overarching objectives of the NPF and RSES. They will be drivers of economic growth and investment in the city in line with NPO 5. Their development is also important in the context of NPO 6, and the vision of the plan is that the SDRA’s will be developed over the plan period for significant residential and employment uses developed in tandem with high quality social and community infrastructure and amenities, served by excellent public transport. More specifically the ongoing development of the National Children’s Hospital (SDRA 14) and Grangegorman campus (SDRA 8) align with NSO10. The development of Clongriffin (SDRA 1); the development of ambitious largescale regeneration areas; and facilitating the growth and expansion of Dublin Port (SDRA 6) will play a key role in supporting the strategic growth enablers for Dublin City as identified in the NPF. In terms of the RSES, a number of Residential Strategic Development Areas (SDA’s) are identified. Many of the SDRA’s identified align with these SDA’s and will provide for high quality, higher density residential development in line with RPO 5.4. The RSES also identifies a number of Employment Strategic Development Areas which also align with the SDRA’s. The development of these areas will accord with objective RPO 5.6 of the RSES (see also section 1.9.6, Chapter 1). It is envisaged that the relevant SDRA’s will be developed for appropriate employment densities in tandem with the provision of high quality public transport corridors. 13.2.1 Overarching Principles and Vision In addition to the site specific guiding principles, all proposals within SDRAs will be governed by a series of overarching principles set out below. It should also be noted that all
- Strategic Development Regeneration Areas | Chapter 13 412 development proposals must have regard to the development management standards – both qualitative and quantitative, set out in Chapter 15. It is an Objective of Dublin City Council: SDRAO1 To support the ongoing redevelopment and regeneration of the SDRA’s in accordance with the guiding principles and associated map; the qualitative and quantitative development management standards set out in Chapter 15; and in line with the following overarching principles: Architectural Design and Urban Design: All development within the SDRAs must be of the highest architectural quality and adhere to the key architectural and urban design principles set out in Chapter 15 in order to create long term, viable and sustainable communities aligned with the principles of the 15- minute city. Phasing: Large scale development proposals should be developed in accordance with agreed phasing plans to ensure that adequate social and physical infrastructure is delivered in tandem with development. Access and Permeability: Development proposals should ensure adequate permeability and connectivity to surrounding neighbourhoods and public transport infrastructure through the provision of high quality, accessible public realm and high-quality walking and cycling infrastructure. Access and layout should accord with the principles of DMURS. Height: Guiding principles regarding height are set out for each SDRA. Where development adjoins lower scaled residential communities, development must be appropriately designed so that no significant adverse impacts on the residential amenities of adjacent residential properties arises. The performance criteria set out in Appendix 3 should be adhered to for developments of significant scale and/or density. Urban Greening and Biodiversity: Development proposals within the SDRA must ensure the integration of greening and biodiversity measures including high quality public open space as well as micro greening measures including green walls, green roofs, parklets etc. In general, unless otherwise specified under a separate LAP/SDZ Planning Scheme/other statutory plan policy/objective or site-specific guiding principle, a minimum of 10% public open space should be provided as part of all development proposals in SDRAs. A financial contribution in lieu of same will only be considered in exceptional circumstances. Surface Water Management: All development proposals should provide for sustainable surface water management including climate change provisions and the installation of sustainable drainage systems (SuDS) in order to
- Strategic Development Regeneration Areas | Chapter 13 413 It is an Objective of Dublin City Council: reduce surface water runoff and potential flooding. This should be considered in conjunction with open space design and green infrastructure, biodiversity initiatives and nature based solutions. See Appendix 11, 12 and 13 for further detail. Flood Risk: All development proposals within the SDRA’s will have regard to restrictions / measures to mitigate identified flood risk outlined in the Strategic Flood Risk Assessment (SFRA) and in particular, Appendices A, B and C including climate change provisions in the SFRA. River Restoration: Opportunities for enhanced river corridors are applicable to the following Strategic Development and Regeneration Areas (SDRAs) in order to harness significant opportunities for river restoration where feasible: SDRA 1 Clongriffin/Belmayne and Environs; SDRA 3 Finglas Village Environs and Jamestown Lands; SDRA 4 Park West/Cherry Orchard; SDRA 5 Naas Road; SDRA 6 Docklands; SDRA 7 Heuston and Environs; SDRA 9 Emmet Road; SDRA 10 North East Inner City and SDRA 16 Oscar Traynor Road. See Chapter 9, Policy SI12 for further detail. Sustainable Energy: Climate Action Energy Statements for significant new residential and commercial developments, in Strategic Development and Regeneration Areas (SDRAs), will be required to investigate local heat sources and networks, and, where feasible, to demonstrate that the proposed development will be ‘District Heating Enabled’ in order to facilitate a connection to an available or developing district heating network. Further specific guidance regarding ‘District Heating Enabled’ Development is set out in Chapter 15 and should be complied with. Specific guidance is set out regarding SDRA 6 (Docklands) and SDRA 10 (NEIC) where applicants must demonstrate how a proposed development is District Heating Enabled and will connect to the ‘Docklands and Poolbeg’ DDHS catchment. Guidance is also set out regarding SDRA 7 (Heuston and Environs), SDRA 8 (Grangegorman/Broadstone), SDRA 11 (St. Teresa’s Garden and Environs), SDRA 14 (St. James’s Healthcare Campus and Environs), SDRA 15 (Liberties and Newmarket Square) where possible connections or interconnections to existing heat networks in the area, to create a district heating ‘node’ must be investigated. Climate Change: Proposed developments within the SDRA shall be required to apply innovative approaches to energy efficiency, energy conservation and the use of renewable energy in order to contribute to achieving zero carbon developments.
- Strategic Development Regeneration Areas | Chapter 13 414 It is an Objective of Dublin City Council: Cultural Infrastructure: All new regeneration areas (SDRAs) and large-scale development above 10,000 sq. m. in total area must provide at a minimum 5% community, arts and culture predominantly internal floorspace as part of their development. See Objective CUO25 for further detail. 13.3 SDRA 1 – Clongriffin/Belmayne and Environs Introduction The long term vision for Clongriffin – Belmayne was first set out in the North Fringe Area Action Plan in 2000. A Local Area Plan was made in 2012 and subsequently extended in 2017 for a further 5 years so that its objectives could be fully realised, following the slowdown in construction from 2008. The overall vision of the lands is to facilitate a highly sustainable, mixed use neighbourhood, centred on key public transport interchanges, with a distinct identity and sense of place. In 2020, a Masterplan was prepared for c.24 Ha of mostly Council owned lands at the Key Urban Village at Belmayne and Belcamp Lane, setting out a detailed urban design strategy for urban structure, movement and land use in line with the LAP, to guide the development of these lands. Upon completion of the Main Street extension to Malahide Road, the development potential of lands will be unlocked which will facilitate the development of the Key Urban Village. Permission has also been granted for new primary and post primary schools at Belmayne Avenue. The rationale for designating Clongriffin-Belmayne as a Strategic Development and Regeneration Area (SDRA) is to provide a strategic spatial and urban design framework, so that the objectives of the City Development Plan can guide future development; and to ensure that that the phasing and implementation strategy envisaged in the LAP can be delivered as part of the future build-out of the lands, when the LAP expires. There are approximately 52 ha of undeveloped land within the LAP. While extant planning permissions exist on a number of these sites at Clongriffin and Belmayne, the lands can generate significant new residential units. The majority of this build-out would be focused on the KUV at Clongriffin and Belmayne Town Centre and at Belcamp, in addition to the phase 6 lands identified in the LAP. Additionally, the wider lands are identified in the RSES and MASP as playing a strategic role in facilitating the consolidation of the Dublin metropolitan area, by providing new homes and communities that are focused on existing and proposed public transport corridors. The guiding principles for the development of Clongriffin / Belmayne are set out below:
- Strategic Development Regeneration Areas | Chapter 13 415 Urban Structure The overall urban structure envisaged by the LAP (as indicated in the Belmayne Masterplan) is comprised of two Key Urban Villages (KUV), Clongriffin Train Station to the east and at Malahide Road (Clarehall / Northern Cross) to the west, connected by a Main Street boulevard, greenways and interspersed by a network of urban squares, parks and green spaces. In order to deliver the vision, key infrastructure is required to be delivered as set out below: ▪ Completion of Clongriffin KUV centre to include the development of key sites adjacent to the train station, east of Father Collins Park. ▪ Completion / upgrade of Belmayne Main Street in order to provide a strategic eastwest connection, linking the Key Urban Village (KUV) centre at Clongriffin Railway Station Square to the Key Urban Village (KUV) centre at Belmayne Town Centre at Malahide Road, and facilitate high quality bus, cycle and pedestrian facilities. This street was approved by Dublin City Council under the Part 8 planning process and received funding from LIHAF. It will also incorporate Core Bus Corridor No. 1 from Clongriffin Railway Station to the city centre, under the BusConnects project. The completion of this link will open up lands for development and will facilitate the development of Belmayne Town Centre. ▪ Provision of Belmayne Town Centre at the intersection between Belmayne Main Street and Malahide Road, focused on a new town square at the western end of Main Street, and facilitating a mix of retail, commercial and leisure uses. ▪ Belmayne – Belcamp green link along Belmayne Main Street to the east and Belcamp Avenue to the west of Malahide Road, improving connections between the four quadrants of the Malahide Road junction, and providing a connection between the Town Centre and major areas of open space (Darndale Park to Father Collins Park), schools and other amenities. ▪ Provision of new link street - ‘Belcamp Parkway’ between Malahide Road and the R139, bypassing the R139/R107 junction, with new signalised access off Malahide Road, in order to reduce traffic through the town centre. This will facilitate the redesign of the R139/R107 junction to better cater for pedestrians and cyclists and public transport. It will also provide a key western access to the Belcamp Lane lands, facilitating future development. ▪ To facilitate the provision of further road infrastructure to the north of ‘Belcamp Parkway’ in accordance with the NTA Strategy for the Greater Dublin Area 2022-2042 and explore the feasibility of implementing the recommendations of the South Fingal Study, in order to enhance connections between Dublin City Council and Fingal County Council areas. ▪ To ensure that the future development on the Phase 6 LAP lands to the east, north of the R139, are considered in the context of the wider development of the Belcamp lands in Fingal County Council. Development shall provide connectivity, including
- Strategic Development Regeneration Areas | Chapter 13 416 pedestrian and cycle links. Development proposals will be required to facilitate the provision of the River Mayne Greenway, providing links to the east, and associated riparian strip / linear park. Existing hedgerows on the subject lands shall be retained and incorporated into the design and layout of future developments and be situated within the public realm. ▪ Provision of the River Mayne Greenway and Linear Park in order to link the SDRA lands to the existing/proposed coastal greenway, part of the strategic East Coast Trail, proving a key amenity corridor, facilitating walking and cycling, while protecting and enhancing the biodiversity value of this corridor. ▪ Enhance and improve connections between Clongriffin and Baldoyle/Stapolin lands across the railway line at Clongriffin Train Station and at the River Mayne, in coordination with Fingal County Council. ▪ Urban Form and Block Layouts shall be arranged in a perimeter block configuration and shall form a continuous urban edge with the street in order to create enclosure, provide passive surveillance and animation. Typical block widths shall generally be in the range of between 45-50 m (lower scale housing) to 55-60 m (higher scale apartments). This will enable suitable separation distances to be achieved between the rear of blocks, as well as providing for private open space. Land Use & Activity ▪ A rich mix of uses to include retail, commercial, community, employment and residential uses will be sought on these lands, relative to the two KUV centres. At Belcamp the development will be primarily residential with a mix of typologies and tenures supported by community and social infrastructure. Commercial uses will be located along the Malahide Road and around the Town Squares at the Malahide Road junction. ▪ Residential densities shall be highest within the two KUV centres and along Main Street, in proximity to the train station at Clongriffin and along the proposed Core Bus Corridor. ▪ Provision for a post primary school site located at Belmayne Avenue and Main Street and adjacent to the greenway which links to Father Collins Park. ▪ Reserve a school site at Clongriffin, subject to the requirements of the Department of Education and Skills. ▪ Facilitate the relocation of allotments from the Belmayne Main Street site to a suitable location in the area. Height ▪ Building heights shall respond to the proposed urban structure and land uses and activities. In general, the KUV centres at Belmayne Town Centre and Clongriffin Train Station shall contain the greatest building heights, in order to reinforce their status as a KUV, subject to amenity and design safeguards.
- Strategic Development Regeneration Areas | Chapter 13 417 ▪ Gateway buildings form a key structuring element, enhancing legibility and avoiding the proliferation of monolithic heights. As such, locally higher buildings shall be located within the KUV and along the Belmayne-Belcamp link, as illustrated. ▪ The following building heights shall be applied: o Minimum heights of 5 storeys to the Key Urban Village centres at Clongriffin Rail Station and Belmayne Town Centre at the R139/R107 junction. o Minimum heights of four to five storeys for Main Street Boulevard. o A locally higher building adjacent to the rail station and at the junction of Malahide Road / R152. ▪ Any proposed height must have regard to existing neighbourhoods and character, in order to protect residential and visual amenity. Design ▪ Architectural treatment shall be of the highest quality and allow for a range of building types and designs, creating a visually coherent urban form. ▪ Opportunities exist to establish a new architectural language in Belcamp that is distinct from Belmayne and Northern Cross, in order to enhance the legibility of the area. Green Infrastructure ▪ The Belmayne-Belcamp Green link and River Mayne Greenway / linear park will provide key strategic green links connecting the SDRA to surrounding areas, enhancing the biodiversity value of existing green infrastructure, while integrating SUDS features. ▪ Existing hedgerows on the Phase 6 LAP lands form important biodiversity corridors and shall be retained and incorporated into the public realm of any future development proposals. ▪ Tree planting, landscaping and SuDS features will be integrated into the urban structure and movement framework for the SDRA lands. Key green links shall provide additional landscaping in order to accentuate their strategic importance as amenity, sustainable movement and biodiversity corridors. ▪ All future developments shall comply with the SuDS Strategy outlined in the 2020 Masterplan.
- Strategic Development Regeneration Areas | Chapter 13 418 Figure 13-4: SDRA 1 Clongriffin/Belmayne and Environs
- Strategic Development Regeneration Areas | Chapter 13 419 13.4 SDRA 2 – Ballymun Introduction Ballymun has been the focus of a significant development and regeneration process since 1997 when it was decided to demolish the local authority flat blocks and to carry out an extensive regeneration process addressing the physical, social and economic needs of the area. The Ballymun Masterplan which was produced in 1998 by Ballymun Regeneration Ltd., set out the key aims and objectives for this regeneration process in consultation with the local community. Over a period of 17 years, Ballymun Regeneration Ltd. oversaw the delivery of many key regeneration milestones including new homes for all residents of the flat blocks, new private housing, the construction of a new Main Street with new improved linkages throughout the area, new community facilities, hotels, an arts centre, new parks etc. Following the dissembling of the regeneration company a total of c. 35 ha of land remains undeveloped in the Ballymun City Council administrative area. Recognising the significant levels of undeveloped land, the 2016-2022 Dublin City Development Plan designated Ballymun a Strategic Development and Regeneration Area. This was followed in 2017 by the adoption of the Ballymun Local Area Plan, providing a local six year statutory plan for the area, recently extended until October 2027 by Council in November 2022. Significant progress has been achieved in implementing the LAP including the completion/ near completion of five sites totalling c. 5.8 ha providing new affordable and social housing; student housing and retail on the Main Street; and new enhanced linkages at Hampton Woods. The remaining sites have the capacity to deliver between 2,200 – 2,350 new housing units, new commercial and employment opportunities having regard to compact growth principles, development of infill sites and intensification of development along the proposed new Metrolink route. Remaining development sites will be guided by the Local Area Plan for Ballymun and the high level guiding principles set out below. Urban Structure ▪ To develop the remaining vacant sites in a sustainable manner and to create distinctive urban places through the use of intelligent urban design and good quality materials having regard to the existing palette of materials and finishes in the area. ▪ To complete outstanding infrastructure to enhance connectivity both within Ballymun and to the surrounding area, and to service the remaining development sites.
- Strategic Development Regeneration Areas | Chapter 13 420 Land Use & Activity ▪ To develop the remaining residential sites for a mix of house types and tenures to increase the population, promote social inclusion and integration and support the existing services and business in the area. ▪ To attract economic activity and stimulate new employment generating uses within the three key areas of employment; (i) M50 lands, (ii) Main Street and (iii) Industrial Estates, alongside the local level provision operating within the neighbourhood centres. ▪ To consolidate existing social and community facilities; existing sports and recreation facilities; and open space areas to maximise their use by the whole community. Height The height strategy set out within the Ballymun Local Area Plan 2017, as extended, was based on the parameters of the 2016-2022 Dublin City Development Plan, which identified Ballymun as an area suitable for mid-rise development of up to 50m. The LAP in turn provided height guidance for each individual site based on principles of sustainable development and strong urban design parameters. Following publication of the Department’s Urban Design and Building Heights: Guidelines for Planning Authorities, 2018, the guidance for height set out in LAP has been reviewed to determine if scope exists for additional height in this area. This review identified opportunities for additional height within Site 31 of the LAP and Site 1 (shopping centre site), at the corner of Balbutcher Lane North and the R108, as identified within the SDRA map. Elsewhere within the LAP area, the approach to building height and density, particularly in proximity to the Main Street and quality public transport remains appropriate in the current context. Key principles include: ▪ To provide building heights in keeping with the height guidance set out for each individual site of the Ballymun Local Area Plan 2017, as extended. ▪ To provide an appropriate urban Main Street context with heights of 6 storeys (c. 18m) directly to Main Street, with potential for locally higher buildings in the vicinity of the metrolink rail station. As blocks turn away from the Main Street, opportunities for some additional height may be considered having regard to the prevailing context. ▪ To allow for an additional locally higher building on the corner of Balbutcher Lane North and the R108. Design ▪ To implement the urban form and design objectives set out in Section 5.5 of the Ballymun Local Area Plan 2017, as extended. Green Infrastructure ▪ To provide and maintain landscaped parks, greens and tree lined streets respecting the established public parks principles.
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.