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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- Land-use Zoning | Chapter 14 531 ▪ Changes to the Z10 (Inner Suburban and Inner City Sustainable Mixed-Uses) zoning objective include the application of a new requirement that a masterplan be prepared in respect of the development of Z10 lands in certain locations together with those over 0.5ha in size. ▪ Z12 (Institutional Land (Future Development Potential)) has been reviewed, resulting in some change to the zoned areas and an increase in the amount of public open space required as part of the development of these lands. ▪ Z14 (Strategic Development and Regeneration Areas (SDRAs)) areas have each been reviewed. The majority of the existing SDRAs are carried forward in this Plan. New SDRAs have been designated in areas which have been identified as needing significant regeneration together with a small number of areas that have been identified as needing a strong conservation or archaeological approach to guide their future development (see also Chapter 13: Strategic Development Regeneration Areas). ▪ The strategic importance of the city’s Z15 (Community and Social Infrastructure) landbank (formerly referred to as “institutional lands”) to the future development of Dublin as a 15-minute city has been reviewed and there will be an increased focus on safeguarding the development of these lands for social and community infrastructure. 14.2 Strategic Approach The overall zoning strategy is based on the following principles: ▪ To ensure that land-use zoning across the city spatially facilitates the aims of the core strategy and the objective to develop a compact, connected, low carbon, and climatically resilient city. ▪ To ensure that land is appropriately zoned in order to accommodate the expected growth needs of Dublin City within the lifetime of the plan and to ensure the protection of community and social infrastructure, and critical ecosystems services, through the application of appropriate land-use zoning designations in order to provide adequate facilities and amenities to meet the growing needs of the city. ▪ To provide for balanced and sustainable development by promoting, in particular, a mixed-use pattern of development with a move away from more traditional forms of single mono-use zoning. ▪ To ensure that the most efficient use is being made of the city’s land in line with the principles of the 15-minute city, and that the redevelopment of under-utilised and brownfield land is promoted in order to consolidate and add vitality to existing centres. ▪ To promote the intensification of development adjacent and close to public transport nodes and corridors in order to minimise trip generation and distribution and to promote sustainable compact urban form.
- Land-use Zoning | Chapter 14 532 ▪ To ensure that the city’s zoned enterprise and employment lands are integrated with key supporting infrastructure to provide for more intensive forms of employment. 14.3 Permissible, Non-Permissible Uses and Unzoned Lands 14.3.1 Permissible and Non-Permissible Uses A permissible use is one which is generally acceptable in principle in the relevant zone, but which is subject to normal planning considerations, including the policies and objectives outlined in the plan. An open for consideration use is one which may be permitted where the planning authority is satisfied that the proposed development would be compatible with the overall policies and objectives for the zone, would not have undesirable effects on the permitted uses, and would otherwise be consistent with the proper planning and sustainable development of the area. There will be a presumption against uses not listed under the permissible or open for consideration categories in zones Z1, Z2, Z6, Z8, Z9, Z11, Z12 and Z15. Other uses will be dealt with in accordance with the overall policies and objectives in this plan. 14.3.2 Unzoned Lands Certain small areas of land within the city are unzoned or not covered by a specific zoning objective. These lands are illustrated in white on the zoning maps accompanying the plan and usually correspond with the location of the city’s roads, bridges, train lines, or other key infrastructure installations. Development proposals in respect of these unzoned lands will be considered in accordance with the policies and objectives of the plan. Regard will also be had to their compatibility with adjacent land-uses and zonings. 14.4 Zoning Objectives and Reuse/ Redevelopment of Protected Structures Dublin City Council actively encourages uses that are compatible with the character of protected structures. In certain limited cases, and to ensure the long-term viability of a protected structure, it may be appropriate not to stringently apply city-wide zoning restrictions including site development standards, provided the protected structure is being restored to the highest standard; the special interest, character and setting of the building is protected; and, the use and development is consistent with conservation policies and the proper planning and sustainable development of the area. 14.5 Non-Conforming Uses Throughout the Dublin City Council area there are uses that do not conform to the zoning objective for their area. All such uses, where legally established (the appointed day being 1
- Land-use Zoning | Chapter 14 533 October 1964) or where in existence longer than 7 years, shall not be subject to proceedings under the Planning and Development Act 2000 (as amended) in respect of the continuing use. When extensions to, or improvements of, premises accommodating such uses are proposed, each shall be considered on their merits, and permission may be granted where the proposed development does not adversely affect the amenities of premises in the vicinity and does not prejudice the proper planning and sustainable development of the area. 14.6 Transitional Zone Areas The land-use zoning objectives and control standards show the boundaries between zones. While zoning objectives and development management standards indicate the different uses permitted in each zone, it is important to avoid abrupt transitions in scale and land-use between zones. In dealing with development proposals in these contiguous transitional zone areas, it is necessary to avoid developments that would be detrimental to the amenities of the more environmentally sensitive zones. For instance, in zones abutting residential areas or abutting residential development within predominately mixed-use zones, particular attention must be paid to the use, scale, density and design of development proposals, and to landscaping and screening proposals, in order to protect the amenities of residential properties (see also Appendix 3: Achieving Sustainable Compact Growth Policy for Density and Building Height in the City, Chapter 4: Shape and Structure of the City, and Chapter 15: Development Standards for guiding principles regarding criteria such as height, density, urban design). 14.7 Primary Land-Use Zoning Categories The following sections set out the objectives and requirements of the planning authority for the main categories of land-use. In total, there are 14 land-use zones as follows: Table 14-1: Primary Land-Use Zoning Categories Land-Use Zoning Objectives Abbreviated Land-Use Description Z1 Sustainable Residential Neighbourhoods Z2 Residential Neighbourhoods (Conservation Areas) Z3 Neighbourhood Centres Z4 Key Urban Villages/Urban Villages Z5 City Centre Z6 Employment/Enterprise Z7 Employment (Heavy)
- Land-use Zoning | Chapter 14 534 Land-Use Zoning Objectives Abbreviated Land-Use Description Z8 Georgian Conservation Areas Z9 Amenity/Open Space Lands/Green Network Z10 Inner Suburban and Inner City Sustainable Mixed-Uses Z11 Waterways Protection Z12 Institutional Land (Future Development Potential) Z14 Strategic Development and Regeneration Areas (SDRAs) Z15 Community and Social Infrastructure The following sections outline each of the above zoning categories in more detail and set out the general role of each zone in land-use terms, and the specific land-use zoning objective in each case. 14.7.1 Sustainable Residential Neighbourhoods – Zone Z1 Land-Use Zoning Objective Z1: To protect, provide and improve residential amenities. The vision for residential development in the city is one where a wide range of high quality accommodation is available within sustainable communities, where residents are within easy reach of open space and amenities as well as facilities such as shops, education, leisure and community services. The objective is to ensure that adequate public transport, in conjunction with enhanced pedestrian and cycling infrastructure, provides such residential communities good access to employment, the city centre and the key urban villages in order to align with the principles of the 15-minute city. Chapter 5: Quality Housing and Sustainable Neighbourhoods, which deals with policies and objectives for residential development, making good neighbourhoods and standards, respectively, should be consulted to inform any proposed residential development (see also Chapter 15: Development Standards). In both new and established residential areas, there will be a range of uses that have the potential to foster the development of new residential communities. These are uses that benefit from a close relationship with the immediate community and have high standards of amenity, such as childcare facilities, schools, community facilities, personal services, local shops, open space, recreation and amenity uses. Z1 – Permissible Uses Assisted living/retirement home, buildings for the health, safety and welfare of the public, childcare facility, community facility, cultural/recreational building and uses, delicatessen, education, embassy residential, enterprise centre, halting site, home-based economic
- Land-use Zoning | Chapter 14 535 activity, medical and related consultants, open space, place of public worship, public service installation, residential, shop (local), sports facility and recreational uses, training centre. Z1 – Open for Consideration Uses Allotments, beauty/ grooming services, bed and breakfast, betting office, café/tearoom, car park, civic and amenity/recycling centre, garden centre/plant nursery, guesthouse, hostel (tourist), hotel, industry (light), laundromat, live/work units, media-associated uses, mobility hub, off-licence, off-licence (part), office, park and ride facility, petrol station, pigeon loft, postal hotel/motel, primary health care centre, public house, residential institution, restaurant, student accommodation, veterinary surgery. 14.7.2 Residential Neighbourhoods (Conservation Areas) – Zone Z2 Land-Use Zoning Objective Z2: To protect and/or improve the amenities of residential conservation areas. Residential conservation areas have extensive groupings of buildings and associated open spaces with an attractive quality of architectural design and scale. A Zone Z2 area may also be open space located within or surrounded by an Architectural Conservation Area and/or a group of protected structures. The overall quality of the area in design and layout terms is such that it requires special care in dealing with development proposals which affect structures in such areas, both protected and non-protected. The general objective for such areas is to protect them from unsuitable new developments or works that would have a negative impact on the amenity or architectural quality of the area. Chapters 11: Built Heritage and Archaeology, and Chapter 15: Development Standards, detail the policies and objectives for residential conservation areas and standards, respectively. Volume 4 of this plan contains the Record of Protected Structures. The principal land-use encouraged in residential conservation areas is housing but can include a limited range of other uses. In considering other uses, the guiding principle is to enhance the architectural quality of the streetscape and the area, and to protect the residential character of the area. Z2 – Permissible Uses Bed and breakfast, buildings for the health, safety and welfare of the public, childcare facility, embassy residential, guesthouse, home-based economic activity, medical and related consultants, open space, public service installation, residential. Z2 – Open for Consideration Uses Allotments, assisted living/retirement home, beauty/ grooming services, café/tearoom, civic and amenity/ recycling centre, community facility, craft centre/ craft shop, creative and artistic enterprises and uses, cultural/recreational building and uses, cultural, delicatessen, education, embassy office, enterprise centre, funeral home, hotel, laundromat, live-work
- Land-use Zoning | Chapter 14 536 units, office, place of public worship, primary health care centre, residential institution, restaurant, shop (local), sports facility and recreational uses, student accommodation, veterinary surgery. 14.7.3 Neighbourhood Centres – Zone Z3 Land-Use Zoning Objective Z3: To provide for and improve neighbourhood facilities. Neighbourhood Centres provide local facilities such as convenience shops, hairdressers, post offices etc. within a residential neighbourhood and range from the traditional parade of shops to larger neighbourhood centres. They may be anchored by a supermarket-type development, typically of between 1,000 sq. m. and 2,500 sq. m. of net retail floorspace. They can form a focal point for a neighbourhood and provide a range of services to the local population. Neighbourhood centres provide an essential and sustainable amenity for residential areas and it is important that they should be maintained and strengthened, where appropriate. Neighbourhood centres may include an element of housing, particularly at higher densities, and above ground floor level. Z3 – Permissible Uses Assisted living, beauty/ grooming services, bed and breakfast, buildings for the health, safety and welfare of the public, café/tearoom, car park, childcare facility, community facility, craft centre/ craft shop, creative and artistic enterprises and uses, cultural/recreational building and uses, delicatessen, education, enterprise centre, funeral home, garden centre/ plant nursery, guesthouse, home-based economic activity, industry (light), laundromat, live-work units, medical and related consultants, office, off-licence (part), open space, primary health care centre, public service installation, residential, restaurant, shop (local), shop (neighbourhood), sports facility and recreational uses, training centre, veterinary surgery. Z3 – Open for Consideration Uses Advertisement and advertising structures, betting office, civic and amenity/recycling centre, cultural, embassy residential, financial institution, garage (motor repair/service), household fuel depot, internet café/call centre, media-associated uses, off-licence, petrol station, place of public worship, postal hotel/motel, public house, take-away. 14.7.4 Key Urban Villages and Urban Villages – Zone Z4 Land-Use Zoning Objective Z4: To provide for and improve mixed-services facilities. Key Urban Villages and Urban Villages (formerly district centres) function to serve the needs of the surrounding catchment providing a range of retail, commercial, cultural, social and community functions that are easily accessible by foot, bicycle or public transport; in line with the concept of the 15-minute city.
- Land-use Zoning | Chapter 14 537 Key Urban Villages form the top tier of centre outside the city centre. They typically have retail outlets of a greater size selling convenience and comparison goods or provide services of a higher order. The catchment area generally extends spatially to a greater extent than that of Urban Villages and Neighbourhood Centres (see Chapter 7: The City Centre, Urban Villages and Retail, and Appendix 2: Retail Strategy for further detail). Urban Villages zoned Z4 are typically smaller in scale and provide a more localised role for the daily shopping needs and local services of a residential community. A symbol and reference number identifies the designated Key Urban Villages on the Dublin City Development Plan 2022–2028 zoning maps and they are also identified on Map K. These centres have, or will in the future have, the capacity to deliver on a comprehensive range of integrated services along with residential development. Key Urban Villages (KUVs): ▪ KUV 1 Clongriffin - Belmayne ▪ KUV 2 Northside Shopping Centre ▪ KUV 3 Ballymun ▪ KUV 4 Finglas ▪ KUV 5 Ballyfermot ▪ KUV 6 Naas Road ▪ KUV 7 Rathmines ▪ KUV 8 Phibsborough ▪ KUV 9 Crumlin Shopping Centre ▪ KUV 10 Donaghmede Shopping Centre ▪ KUV 11 Omni Shopping Centre ▪ KUV 12 Point Village and Poolbeg General principles with regard to development in Key Urban Villages/Urban Villages are set out below. Proposals for development within these areas should be in accordance with these principles in addition to complying with the land-use zoning: ▪ Mixed-Use: Promote an increased density of mixed-use development including residential development with diversity in unit types and tenures capable of establishing long-term integrated communities. ▪ Density: Ensure the establishment of higher density development capable of sustaining quality public transport systems and supporting local services and activities. Encourage the development/redevelopment of under-utilised sites and intensification of underutilised areas such as surface parking. Opportunity should be taken to use the levels above ground level for additional commercial/retail/services or residential use. ▪ Transport: Ensure provision is made for quality public transport systems. Provide improved access to these systems and incorporate travel plans, which prioritise the primacy of pedestrian and cyclist movement and address the issue of parking facilities
- Land-use Zoning | Chapter 14 538 and parking overflow. Ensure that enhanced connectivity and permeability is promoted. ▪ Commercial/Retail: Promote the creation of a vibrant retail and commercial core with animated streetscapes. A diversity of uses should be promoted to maintain vitality throughout the day and evening. ▪ Community and Social Services: Encourage these centres to become the focal point for the integrated delivery of community and social services. ▪ Employment: Encourage the provision of employment uses incorporating office, work hub, live-work units, professional and financial services, and the creation of small start-up units. ▪ Built Environment: Ensure the creation of high-quality, mixed-use urban districts with a high quality public realm, distinctive spatial identity and coherent urban structure of interconnected streets and child-friendly, accessible public spaces and urban parks. Development should have regard to the existing urban form, scale and character and be consistent with the built heritage of the area. Z4 – Permissible Uses Amusement/leisure complex, assisted living/retirement home, bed and breakfast, buildings for the health, safety and welfare of the public, café/tearoom, car park, car trading, childcare facility, civic offices, community facility, craft centre/ craft shop, cultural/recreational building and uses, delicatessen, education, embassy office, enterprise centre, financial institution, garden centre/ plant nursery, guesthouse, halting site, homebased economic activity, hostel (tourist), hotel, industry (light), live-work units, mediaassociated uses, medical and related consultants, mobility hub, motor sales showroom, office, off-licence, off-licence (part), open space, park and ride facility, petrol station, place of public worship, primary health care centre, public house, public service installation, recycling facility, residential, restaurant, science and technology-based industry, shop (district), shop (local), shop (neighbourhood), sports facility and recreational uses, takeaway, training centre, veterinary surgery. Z4 – Open for Consideration Uses Advertisement and advertising structures, betting office, civic and amenity/recycling centre, conference centre, embassy residential, funeral home, garage (motor repair/service), household fuel depot, internet café/call centre, laundromat, nightclub, outdoor poster advertising, postal hotel/motel, shop (factory shop), shop (major comparison), student accommodation, warehousing (retail/non-food)/retail park. In the case of Z14 lands that are identified as KUVs, all uses identified as permissible uses and open for consideration uses on Z4 lands will be considered.
- Land-use Zoning | Chapter 14 539 14.7.5 City Centre – Zone Z5 Land-Use Zoning Objective Z5: To consolidate and facilitate the development of the central area, and to identify, reinforce, strengthen and protect its civic design character and dignity. The primary purpose of this use zone is to sustain life within the centre of the city through intensive mixed-use development (see also Chapters 6, 7, and 15 for policies, objectives and standards). The strategy is to provide a dynamic mix of uses which interact with each other, help create a sense of community, and which sustain the vitality of the inner city both by day and night. As a balance, and in recognition of the growing residential communities in the city centre, adequate noise reduction measures must be incorporated into development, especially mixed-use development, and regard should be given to the hours of operation (see also Chapter 15: Development Standards). Ideally, a mix of uses should occur both vertically through the floors of buildings as well as horizontally along the street frontage. A general mix of uses, e.g. retail, commercial, residential, will be desirable throughout the area and active, vibrant ground floor uses promoted. On Category 1 retail streets, retail should be the predominant ground floor use – see Appendix 2: Retail Strategy. In the interests of promoting a mixed-use city, it may not be appropriate to allow mono office use on Z5 zoned lands, particularly on large scale development sites, or to allow an overconcentration of hotel uses in a particular area. Therefore, where significant city centre sites are being redeveloped, an element of residential and other uses as appropriate should be provided to complement the predominant office use in the interests of encouraging sustainable, mixed-use development. Z5 – Permissible Uses Amusement/leisure complex, beauty/ grooming services, bed and breakfast, buildings for the health, safety and welfare of the public, café/tearoom, childcare facility, civic offices, community facility, conference centre, craft centre/ craft shop, creative, artistic, recreational building and uses, cultural/recreational building and uses, cultural, delicatessen, education, embassy office, enterprise centre, financial institution, funeral home, guesthouse, home-based economic activity, hostel (tourist), hotel, industry (light), internet café/call centre, live-work units, media-associated uses, medical and related consultants, mobility hub, nightclub, office, off-licence, off-licence (part), open space, place of public worship, primary health care centre, public house, public service installation, recycling facility, residential, restaurant, science and technology-based industry, shop (district), shop (local), shop (major comparison), shop (neighbourhood), sports facility and recreational uses, student accommodation, take-away, training centre, veterinary surgery, warehousing (retail/non-food)/retail park.
- Land-use Zoning | Chapter 14 540 Z5 – Open for Consideration Uses Advertisement and advertising structures, betting office, car park, car trading, civic and amenity/recycling centre, household fuel depot, laundromat, motor sales showroom, outdoor poster advertising, petrol station, postal hotel/motel, transport depot. 14.7.6 Employment/Enterprise – Zone Z6 Land-Use Zoning Objective Z6: To provide for the creation and protection of enterprise and facilitate opportunities for employment creation. The development plan has identified key Strategic Development Areas (see Chapter 6: City Economy and Enterprise) to support investment, job creation, and overall economic growth within the city. In addition, it is considered that the remaining Z6 lands constitute an important land bank for employment use in the city, which is strategically important to protect. The progressive consolidation and development of these lands will be supported. The primary objective for this zone is to facilitate long-term economic development in the city. It is important that these remaining Z6 zoned lands provide for intensive employment and accommodate a wide range of local services. The uses in these areas will create dynamic and sustainable employment and include innovation, creativity, research and development, science and technology, social enterprise, creative industry and the development of emerging industries such as green/clean technologies and the marine sector. These uses will be accommodated in primarily officebased industry and business technology parks developed to a high environmental standard and incorporating a range of amenities, including childcare facilities, public open space and enhanced public realm, green networks and leisure facilities. A range of other uses including local support businesses, are open for consideration on lands zoned Z6 but are seen as subsidiary to their primary use as employment zones. The incorporation of other uses, such as recreation/leisure and retail uses, will be at an appropriate ratio where they are subsidiary to the main employment generating uses and shall not conflict with the primary land-use zoning objective, nor with the vitality and viability of nearby Urban Villages. Proposals for development of these lands should create a high quality physical environment; coherent urban structure; provide the opportunity to develop sustainable employment use; and, contribute to developing the strategic green network by providing green infrastructure, landscape protection, public open space and sustainable energy solutions. The chapters detailing the policies and objectives for economic development and standards, respectively (particularly Chapters 6: City Economy and Enterprise, and Chapter 15: Development Standards), should be consulted to inform any proposed development.
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.