Dublin City Development Plan 2022–2028 – Volume 1: Written Statement (as varied by Variations Nos. 1–11)

1. Page 571

   Cite this pagePDF p. 571 (opens the publisher’s copy in a new tab)
   Development Standards | Chapter 15 561 *****Service Delivery and Access Strategy required for site specific circumstances to demonstrate adequate access and ability to service site (see Appendix 5 for further guidance). 15.2.4 Interest in Property With regard to submitting a planning application, under the Planning and Development Regulations, 2001 (as amended), an applicant who is not the legal owner of the land or structure in question must submit a letter of consent from the owner in order to make the planning application. The Development Management Guidelines for Planning Authorities, 2007, provide further guidance on this matter. 15.2.5 Development Contributions Dublin City Council may, when granting planning permission, attach conditions requiring the payment of contribution(s) in respect of public infrastructure and facilities, benefiting development in its area. Details of such contributions are set out in the Council’s Development Contribution Scheme, and in Supplementary Development Contribution Schemes, where relevant, which are available to view on www.dublincity.ie. 15.3 Environmental Assessment - EIA/AA/Ecological Impact Assessment 15.3.1 Environmental Impact Assessment Environmental Impact Assessments (EIA) consider whether development projects either alone or in combination are likely to have significant effects on the environment. The Planning and Development Regulations 2001, as amended, set out the mandatory thresholds for specified classes of development in which the preparation of an Environmental Impact Assessment applies. An EIA may need to be carried out even if the development is below the mandatory thresholds as set out in the regulations based on the potential impact on the environment. The process involves the preparation of an Environmental Impact Assessment Report (EIAR) by the applicant and an examination and analysis of the EIAR and other relevant information leading to a reasoned conclusion by the competent authority (Dublin City Council) on the likely significant effects of the proposed development on the environment. All planning applications will undergo EIA Screening by the competent authority as part of the planning application process. An EIA Screening Statement should be submitted with all applications. For further guidance see OPR Practice Note PN02 – Environmental Impact Assessment Screening see https://www.opr.ie/planning-practice/. To facilitate the proper assessment of a development proposal in circumstances where it is considered that a proposed development would be likely to have a significant effect on the

2. Page 572

   Cite this pagePDF p. 572 (opens the publisher’s copy in a new tab)
   Development Standards | Chapter 15 562 environment, due to the nature, scale or location of the proposal, Dublin City Council will require the submission of an Environmental Impact Statement in accordance with the provisions of the Planning and Development Regulations 2001, as amended. 15.3.2 Appropriate Assessment Appropriate Assessment (AA) under Article 6 of the Habitats Directive considers whether or not a proposed plan or project would adversely affect the integrity of a European Site. With introduction of the EU Birds Directive (2009/147/EC and the EU Habitats Directive (92/43/EEC) came the obligation to establish the Natura 2000 network of sites of highest biodiversity importance for rare and threatened habitats and species across the EU. In Ireland, the Natura 2000 network of European sites comprises Special Areas of Conservation (including candidate SACs), and Special Protection Areas (including proposed SPAs). The aim of both directives is to maintain and, where necessary, restore the favourable conservation status of natural habitats and species across Europe, and in this way, to contribute to sustainable development and to promote the maintenance of Europe’s biodiversity. Appropriate Assessment (AA) is a key protection mechanism for the relevant sites and species, whereby it is a requirement to consider the potential nature conservation implications of any plan or project on the Natura 2000 site network before any decision is made to allow that plan or project to proceed. AA is a focused and detailed impact assessment of the implications of a plan or project, alone and in combination with other plans and projects, on the integrity of a Natura 2000 site in view of its conservation objectives. In determining whether AA is required, an AA Screening Statement is firstly prepared. The screening statement assesses, in view of best scientific knowledge, whether a proposed plan or project, individually or in combination with another plan or project is likely to have a significant effect on a European Site. If it is determined through the screening process that significant effects are likely, then a Stage 2 Appropriate Assessment, which includes a Natura Impact Assessment, is required. All applications will be screened for AA by the competent authority (Dublin City Council) as part of the planning process. Applicants are however, required to carry out a screening statement and subsequent Stage 2 assessment (if necessary) for inclusion with the planning application. Requirements for compliance with AA are set out in the Planning and Development Act, 2000 (as amended). ‘Appropriate Assessment of Plans and Projects in Ireland – Guidance for Planning Authorities’ (2009)’, jointly prepared by National Parks and Wildlife Service and Department of Environment, Heritage and Local Government, provides more detailed

3. Page 573

   Cite this pagePDF p. 573 (opens the publisher’s copy in a new tab)
   Development Standards | Chapter 15 563 guidance on AA and is available to view at the following link: https://www.npws.ie/sites/default/files/publications/pdf/NPWS_2009_AA_Guidance.pdf. Guidance is also provided in the OPR Practice Note PN01 – Appropriate Assessment Screening for Development Management – see https://www.opr.ie/planning-practice/. The European Commission has also published guidance on Article 6 of the Habitats Directive, including on Appropriate Assessment Screening. Please see the guidance documents: Assessment of plans and projects significantly affecting Natura 2000 sites (November 2001) and Managing Natura 2000 sites: The provisions of Article 6 of the ‘Habitats’ Directive (2018). Both available at this link: https://ec.europa.eu/environment/nature/natura2000/management/guidance_en.htm 15.3.3 Ecological Impact Assessment An Ecological Impact Assessment should be carried out for all developments within or adjacent to any sensitive habitat, ecological corridor, specific landscape character area or which has the potential to contain protected habitats or species. The Planning Authority may request an Ecological Impact Assessment to be submitted as part of the planning application for any other development considered ecologically sensitive (see also policy GI14, Chapter 10). 15.4 Key Design Principles High quality design supports the creation of good places and has a positive impact on health and well-being. All development will be expected to incorporate exemplary standards of high quality sustainable and inclusive urban design and architecture befitting the city’s environment and heritage and its diverse range of locally distinctive neighbourhoods. The following key design principles will be considered in the assessment of development proposals. 15.4.1 Healthy Placemaking Healthy placemaking is a combined approach to planning, design and management of public spaces. Good placemaking design will ensure the success of local areas and spaces which will promote activity and provide vitality to an area, positively contributing to public health and well- being. It is essential that new developments have regard to good healthy placemaking principles to create climate resilient environments in which people want to engage, resulting in sustainable, well designed and strong communities. All developments will be encouraged to support the creation and nurturing of sustainable neighbourhoods and healthy communities, which are designed to facilitate active travel including walking and cycling, close to public transport insofar as possible, and a range of community infrastructure, in quality, more intensive mixed-use environments in line with

4. Page 574

   Cite this pagePDF p. 574 (opens the publisher’s copy in a new tab)
   Development Standards | Chapter 15 564 the principles of the 15 minute city as set out in Chapters 4 and 5. The provision of active recreation and sports facilities in new neighbourhoods and public spaces will be supported as well as greening measures including the use of nature based water retention infrastructure in the public realm (see policy GI27, objective GIO5). Key principles to consider are: ▪ The contribution to the public realm for the benefit and / or enjoyment of the locality. ▪ The ability to create a sense of place and community using existing site features, tree coverage and landscaping to support green infrastructure and healthy streets. ▪ The use of high quality materials and finishes including hard and soft landscaping. ▪ The orientation of open space and the accessibility to daylight and sunlight. ▪ Quality of proposed public, private, and communal open spaces and recreational facilities and the relationship of proposed open spaces with any existing public open space including linkages and permeability to adjacent neighbourhood, facilities and streets. ▪ The accessibility of the development and the traffic calming measures in place in accordance with DMURS. ▪ The attractiveness of the development for various activities such as walking, cycling, sitting, dining etc. ▪ Inter-relationship of buildings / dwellings, roads, pedestrian ways, neighbourhood centre facilities and local parks and green areas – active frontages and passive surveillance will be encouraged. 15.4.2 Architectural Design Quality Imaginative, innovative and contemporary architecture is encouraged in all development proposals, provided that it respects Dublin’s heritage and local distinctiveness and enriches the city environment. Through its design, use of materials and finishes, development will make a positive contribution to the townscape and urban realm, and to its environmental performance. Through the use of high quality materials and finishes and the appropriate building form, the architectural quality of development should positively contribute to the urban design and streetscape, enhancing the overall quality of the urban environment. In particular, development should respond creatively to and respect and enhance its context. The urban form and layout of a development can influence a range of factors including microclimatic impacts and visual impacts. In this regard, the layout, position and composition of buildings on a site should be considered. The layout of a development should be designed to be attractive to all users, particularly pedestrians, cyclists, people with disabilities and the elderly.

5. Page 575

   Cite this pagePDF p. 575 (opens the publisher’s copy in a new tab)
   Development Standards | Chapter 15 565 Key principles to consider are: ▪ The character of both the immediately adjacent buildings, and the wider scale of development and spaces surrounding the site. ▪ The existing context and the relationship to the established pattern, form(s), density and scale of surrounding townscape, taking account of existing rhythms, proportion, symmetries, solid to void relationships, degree of uniformity and the composition of elevations, roofs and building lines. The scale and pattern of existing streets, squares, lanes and spaces should be considered. ▪ The existing palette of materials and finishes, architectural detailing and landscaping including walls, gates, street furniture, paving and planting. ▪ The suitability of the proposed design to its intended landuse and the wider land-use character of the area, along with its relationship with and contribution to the public realm. ▪ The design of new development should respect and enhance the Dublin’s natural assets such as river and canal frontages, the River Liffey and many quality open spaces that contribute positively to the cityscape and urban realm, the settings of protected structures, areas of special interest and important views and that the design incorporates high quality detail, materials and craftsmanship. ▪ The need to protect and enhance natural features of the site, including trees and any landscape setting. ▪ The context and orientation in relation to daylight, sunlight and overshadowing and environmental performance including climate impacts such as downdraft or wind tunnelling. ▪ The main routes which should be distinguished by exploiting vistas, key buildings and landmarks with the activities and functions of the places made visible, thus bringing a sense of liveliness to spaces. ▪ Landmark features which can be used to give treatment to main entrances to a development, complement open spaces and assist in place-making and identity. 15.4.3 Sustainability and Climate Action Good design has a key role to play in both reducing waste and emissions which contribute to climate change. These issues must be considered from the outset of the design process. Development proposals will be expected to minimise energy use and emissions that contribute to climate change during the lifecycle of the development with an aspiration towards zero carbon, and ensure the reduction, re-use or recycling of resources and materials, including water, waste and aggregates. To minimise the waste embodied energy in existing structures, the re-use of existing buildings should always be considered as a first option in preference to demolition and new build. See Section 15.7 for further details on energy requirements.

6. Page 576

   Cite this pagePDF p. 576 (opens the publisher’s copy in a new tab)
   Development Standards | Chapter 15 566 Key sustainable design principles to consider are (See also Section 15.6 on Green Infrastructure): ▪ Buildings should be designed to minimise resource consumption, reduce waste, conserve water, promote efficient energy use and use appropriate renewable technologies. ▪ Design should optimise natural or heat recovery ventilation, minimise overshadowing and minimise glare and excessive solar gain. ▪ Materials should be selected which are sustainably sourced and existing materials reused and recycled wherever possible. The use of green building materials and low embodied energy products such as low carbon cement and recycled materials is encouraged. ▪ Design should enhance biodiversity and provide for accessible open space and landscaping which enhances the ecological value of a site. Greening measures should be included such as the incorporation of green roofs and walls, planting and trees. See also policies as detailed in Chapter 10. ▪ Developments should incorporate a Surface Water Management Plan in accordance with the requirements of Appendix 13 – the Council’s Surface Water Management Guidance – see policy SI25. ▪ New public and private spaces must incorporate proposals for Sustainable Drainage Systems (SuDS) in their design, where appropriate, in accordance with the Council’s Guidance Document for implementing SuDS Solutions (2021). See also Appendix 12 and policy SI22 and SI23. ▪ For larger schemes, consideration should be given to district heating schemes and combined heat and power (CHP) – see policy CA11, CA15, CA16, CA17, CA18 and Section 15.7.2 below. 15.4.4 Inclusivity and Accessibility An inclusive environment is one which values diversity and difference and encompasses the needs of a wide range of user groups, as well as being sufficiently flexible and versatile to be able to adapt to diverse and changing needs and life circumstances. Development proposals, including all new large scale developments, whether they relate to new buildings, public realm works, changes of use or alterations to existing buildings, must be designed to meet the mobility needs and convenience of all, and incorporate inclusive design principles particularly for vulnerable groups such as the elderly and persons with disabilities. Within new buildings and spaces, this will include consideration of issues such as provision of level circulation, lifts, doors widths, surface finishes, signs and information. The needs of occupants of different ages and stages of life should also be considered, ensuring form, construction and internal arrangement of the building will enable future adaptability. Access to the environment should also consider ways in which services and information can be provided to meet the needs of all users. All public buildings should ensure appropriate

7. Page 577

   Cite this pagePDF p. 577 (opens the publisher’s copy in a new tab)
   Development Standards | Chapter 15 567 disability access, including disability car parking where feasible. The Council will support the retrofitting of public buildings where appropriate to ensure optimal accessibility. The historic environment poses particular challenges for fully delivering all-inclusive access, however, there will almost always be scope to improve access for all without compromising the character of an existing structure of special interest – detailed advice is provided in the Architectural Heritage Protection Guidelines for Planning Authorities re-issued by the Department of Arts, Heritage and the Gaeltacht (DAHG) in 2011. Access to the environment in this context, may not just be about physical access, but should also consider the ways in which services and information can be provided to meet the needs of all users. See also Section 15.15.2.5 and 15.15.2.6. Dublin City Council will have regard to the Universal Design Guidelines for Homes in Ireland issued by the National Disability Authority and Housing Options for our Ageing Population, issued by the Department of Housing, Local Government and Heritage and the Department of Health, the National Disability Authority’s Building For Everyone: A Universal Design Approach 2012 and will seek to encourage the implementation of best practice standards with regard to access in relation to both indoor and outdoor environments. Part M of the Building Regulations sets out standards to ensure that buildings are accessible and usable by everyone, including the aged, people with disabilities and people with children. The Technical Guidance Document in relation to Part M provides guidance on the access requirements for public buildings and for residential dwellings. Volume 2 of the Development Plan, under Appendix 5 Transport and Mobility: Technical Requirements, provides a list of requirements for retail and commercial planning applications. 15.4.5 Safe and Secure Design The relationship between buildings and their adjoining spaces strongly influences the sense of personal safety and design plays a key role in ensuring that spaces are well designed and have appropriate passive surveillance. All residential developments shall refer to Design for Safety and Security’ guidance contained in the DEHLG ‘Quality Housing for Sustainable Communities – Best Practice Guidelines for Delivering Homes Sustaining Communities’ (2007). New developments and refurbishments should be designed to promote safety and security and avoid anti-social behaviour by: ▪ Maximising passive surveillance of streets, open spaces, play areas and surface parking. ▪ Avoiding the creation of blank facades, dark or secluded areas or enclosed public areas. ▪ Eliminating leftover pockets of land with no clear purpose. ▪ Providing adequate lighting.

8. Page 578

   Cite this pagePDF p. 578 (opens the publisher’s copy in a new tab)
   Development Standards | Chapter 15 568 ▪ Providing a clear distinction between private and communal or public open space, including robust boundary treatment. ▪ Enabling residents to watch over the entrance to their home; recessed entrances should be avoided and front doors should also be overlooked from other houses or from well-trafficked public areas. ▪ Locating back gardens next to other back gardens or secure private areas rather than on to roadways or other public areas. ▪ Ensuring that the layout and design of roads within residential areas encourages appropriate traffic volumes and speeds. ▪ Providing clear and direct routes through the area for pedestrians and cyclists with safe edge treatment, maintaining clear sight lines at eye level and clear visibility of the route ahead. ▪ Using materials in public areas which are sufficiently robust to discourage vandalism. ▪ Avoiding the planting of fast-growing shrubs and trees where they would obscure lighting or pedestrian routes; shrubs should be set back from the edge of paths. ▪ Consulting with An Garda Síochána crime prevention design advisor where appropriate; Dublin City Council will also have regard to the Guidelines on Joint Policing Committees as established under the Garda Síochána Act 2005 as amended (2014), in order to ensure safe and secure communities. On housing developments over 100 units, the Council will require the submission of a Community Safety Strategy (see objective QHSNO15) which would set out the design features incorporated to address the above measures to ensure a high level of safety and security is maintained including, overlooking, passive surveillance, street lighting and clear accessible routes. 15.5 Site Characteristics and Design Parameters The following section provides guidance on identifying the high level characteristics which shape the urban design response to a site to ensure the creation of good quality urban environments. Development proposals should make the most efficient use of land by delivering an optimum density and scale of development for the site having regard to its location within the city. Certain areas of the city, such as those located adjacent to high quality public transport will lend themselves to a more intensive form of development. Similarly, brownfield and infill sites can also achieve greater densities subject to the location and proximity to other services. Appendix 3 of the plan sets out guidance regarding density and building height in the city in order to achieve sustainable compact growth. In considering the appropriateness of a development at a city scale, applicants should demonstrate that the scheme proposed has adopted an appropriate approach to urban intensification broadly consistent with its location.

9. Page 579

   Cite this pagePDF p. 579 (opens the publisher’s copy in a new tab)
   Development Standards | Chapter 15 569 The key design parameters shall be addressed as part of an Architectural Design Statement to accompany development proposals. Applicants are encouraged to utilise early iterations of the design statement in pre planning consultations with the Planning authority. 15.5.1 Brownfield, Regeneration Sites and Large Scale Development This section refers to the development of brownfield, regeneration and large comprehensive sites which are of sufficient scale to differentiate them from the surrounding townscape. Brownfield sites are generally referred to as previously developed lands that are not currently in use. Quite often these brownfield sites are located in areas in need of regeneration. These sites often contain derelict or vacant buildings which are underutilised and in need of redevelopment. Brownfield lands have the ability to regenerate and rejuvenate large portions of the city through redevelopment. Dublin City Council will seek to ensure the following considerations are incorporated in proposals for large-scale, regeneration and brownfield development: ▪ To encourage innovative, high quality urban design and architectural detail in all new development proposals. ▪ To analyse and review the surrounding built environment to ensure the new development is consistent with the character of the area. ▪ To respect and enhance existing natural features of interest. ▪ To contribute to the streetscape creating active and vibrant public realm. ▪ To create animation and create activity at street level and vertically throughout the building. ▪ To provide for appropriate materials and finishes in the context of the surrounding buildings. ▪ To ensure land contamination is appropriately dealt with and mitigated against. ▪ To provide high-quality new streets and open spaces connecting into the surrounding street pattern/ open space network. ▪ To create new compositions and points of interest. ▪ To provide an appropriate mix of uses comprising retail, residential, recreational, cultural, community- and/or employment generating uses to improve the existing range of uses and facilities in the area. ▪ To carefully integrate appropriate landscape planting and trees and retain and ecological features on the site. ▪ To prioritise pedestrian and cycle movements in connection with public transport infrastructure. ▪ To retain existing and create new features to make an easily navigational urban environment, including active building frontages with clearly defined edges and safe public routes.

10. Page 580

    Cite this pagePDF p. 580 (opens the publisher’s copy in a new tab)
    Development Standards | Chapter 15 570 ▪ To build in capacity to incorporate services to meet changing demands including pipe subways and infrastructure to allow future connection to district energy networks. ▪ Ensure waste management facilities, servicing and parking are sited and designed sensitively to minimise their visual impact and avoid any adverse impacts on users of highways in the surrounding neighbourhood. 15.5.2 Infill Development Infill development refers to lands between or to the rear of existing buildings capable of being redeveloped i.e. gap sites within existing areas of established urban form. Infill sites are an integral part of the city’s development due to the historic layout of streets and buildings. Infill development should complement the existing streetscape, providing for a new urban design quality to the area. It is particularly important that proposed infill development respects and enhances its context and is well integrated with its surroundings, ensuring a more coherent cityscape. As such Dublin City Council will require infill development: ▪ To respect and complement the prevailing scale, mass and architectural design in the surrounding townscape. ▪ To demonstrate a positive response to the existing context, including characteristic building plot widths, architectural form and the materials and detailing of existing buildings, where these contribute positively to the character and appearance of the area. ▪ Within terraces or groups of buildings of unified design and significant quality, infill development will positively interpret the existing design and architectural features where these make a positive contribution to the area. ▪ In areas of low quality, varied townscape, infill development will have sufficient independence of form and design to create new compositions and points of interest. ▪ Ensure waste management facilities, servicing and parking are sited and designed sensitively to minimise their visual impact and avoid any adverse impacts in the surrounding neighbourhood. 15.5.3 Alterations, Extensions and Retrofitting of Existing Non – Domestic Buildings In Dublin city centre, the form and grain of the built environment leads to substantial pressure for extensions and alterations to existing buildings. Works of alteration and extension should be integrated with the surrounding area, ensuring that the quality of the townscape character of buildings and areas is retained and enhanced and environmental performance and accessibility of the existing building stock improved. The retrofitting of sustainability measures to existing buildings, and extensions and adoption to new uses is of crucial importance, as this will always represent a much greater proportion

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.