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

1. Page 61

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   Core Strategy | Chapter 2 51 Markets Area and Environs (SDRA 13) Mixed use 8 600 1,200 North East Inner City (SDRA 10) Mixed use 12 1,000 2,000 St. Teresa’s Gardens (SDRA 11) Residential and open space 13 1,500 3,000 Werburgh Street (SDRA 17) Mixed use 2 0 0 St. James’s Healthcare Campus and Environs (SDRA 14) Primarily health - - - Other KUVs- Phibsborough MASP CORRIDORS North East Corridor Clongiffin/Belmayne (SDRA 1 and KUV) Mixed use 52 6,950-7,350 14,700 Oscar Traynor Road (SDRA 16) Residential and open space 17 850 1,700 Other KUVs- Santry (Omni)***, Northside, Donaghmede Mixed use North West Corridor Ballymun (SDRA 2 and KUV) Primarily residential 35 2,200-2,350 4,700

2. Page 62

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   Core Strategy | Chapter 2 52 Finglas Village Environs and Jamestown (SDRA 3 and KUV) Mixed use 52 4,400 8,800 Broombridge-Hamilton (SDRA 18) Mixed use regen 60 8,500 17,000 South West Corridor Kylemore (SDRA 19) Mixed use regen 52 4,000-5,300 12,500 Emmet Road (SDRA 9) Primarily residential 15 1,050 2,100 Naas Road (SDRA 5 and KUV) Mixed use 18 4,800 9,600 Park West and Cherry Orchard (SDRA 4) Residential and open space 49 2,500-3,100 6,200 Other KUVs- Ballyfermot, Crumlin Mixed use South East Corridor Other KUVs- Rathmines Mixed use Sub-total 490.5ha 56,700 – 59,150 residential units 120,900per sons URBAN CONSOLIDATION City Centre within M50 Infill/smaller scale Brownfield and opportunity sites Primarily residential 202 14,100 28,200 TOTAL 693 70,800 – 73,250 149,100

3. Page 63

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   Core Strategy | Chapter 2 53 *Densities from extant LAPs/SDZs/existing permissions are included; over and above that, potential yields outside of these areas are estimated using standard densities of 200 units per hectare (uph) for inner city areas and 100 uph for areas in the suburbs, where sites are primarily residential. For mixed use zonings the figures are reduced to take account of the impact of other non-residential developments. **Refers to primarily student and supported residential accommodation. KUVs outside of SDRAs present opportunities for some densification and infill, however the housing yield of this is not quantified due to the highly speculative and underdetermined nature of such estimation. ***It is anticipated that lands at Santry KUV and Industrial Estate which are not yet zoned for residential purposes, will, through the production of a framework through the variation process, come forward for development post 2028. Capacity of SDRA Lands The SDRA lands are critical to the core strategy. All SDRAs (both new and previously identified) have been examined to determine capacity for future housing growth, taking into account sustainable densities and relevant SDZs and LAPs where relevant. This detailed assessment gave a potential yield from the19 SDRAs of between 56,700 – 59,150 new dwellings on approximately 490 hectares. (Table 13-1 in Chapter 13 shows a breakdown of these figures by individual SDRA). It is the intent of the Council to monitor and keep under review the core strategy and particularly the implementation of the SDRAs during the life of the development plan; and propose changes, if necessary, to secure successful implementation of the core strategy. Capacity of Lands Outside of SDRAs As part of the preparation of this development plan, a detailed analysis of the zoning maps was undertaken to identify lands that required changes to zonings under four main categories. These included: (i) zoning of lands to more appropriate uses to encourage infill development and implement elements of the Z6 Study completed under the 2016 Dublin City Development Plan; (ii) the need to update the zoning where development is now complete; (iii) the need to amend small scale anomalies and discrepancies and (iv) the need to amend some community and amenity uses to more appropriate zoning objectives. This analysis resulted in changes to an area of c. 300 hectares, of which, 200 hectares comprised of the above mentioned nine relevant zoning objectives that provide for housing.

4. Page 64

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   Core Strategy | Chapter 2 54 Table 2-9 below sets out the area of existing zoned lands that accommodates both existing and potential new housing i.e. the area of land zoned at the end of the last development plan (including all zoning variations) that will remain zoned under the development plan period from 2022 - 2028. Table 2-9 also sets out the area of land which were the subject of a change of zoning as part of the making of this Plan. Table 2-9: Summary Table of Existing Zoned Lands with Housing Capacity and Zoning Changes 2022 – 2028 Plan Period (Existing zoned lands) 2022 – 2028 Plan Period (Zoning Changes to existing zoned lands) Relevant zoning Objectives Overall Area (Ha) Available Area (Ha)*) Capacity (residential units) of available area4 Relevant zoning Objectives Overall Area (Ha) Residential Capacity Estimate Z1, Z2, Z3, Z4, Z5, Z8, Z10, Z12 & Z14 5,800 501 45,350 Z1, Z2, Z3, Z4, Z5, Z8, Z10, Z12 & Z14 200 (of which 45 have capacity) 2,500 Taking into account the number of reasons zoning changes have been made (as outlined above); only a portion of the zoning changes have a potential housing capacity. A significant portion of the zoning changes made reflect completions of new developments. These particular zoning changes are unlikely to provide any significant residential yields. 2.4.2 Summary - Total Land Capacity and Zoning Requirements Table 2-10 summarises the potential capacity of zoned lands within the development plan; combining the SDRA areas with other city lands (including extant permissions and new zonings). When the development plan was adopted in 2022 it demonstrated a zoned capacity for approximately 49,175 units on approximately 550 hectares of developable land within the lifetime of the development plan. Following the publication of the NPF Implementation Guidelines, July 2025, Table 2-10 demonstrates a post 2025 zoned capacity for approximately 72,000 housing units on approximately 693 hectares of available developable land within the lifetime of the development plan. 4 The hectarage and capacity figures includes SDRA capacity plus estimated capacity of other lands zoned in the 2016 Plan.

5. Page 65

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   Core Strategy | Chapter 2 55 Table 2-10: Total Capacity of City Lands City Area Name Estimated Capacity Area (HA) Post 2025 City Area Name Post 2025 Estimated Capacity Post 2025 (HA) SDRA lands 35,600 – 36,750 358 SDRA lands 56,700 – 59,150 490 Other City lands (excluding SDRAs) 13,000[5] 189 Other City lands (excluding SDRAs) 14,100 202 Current zoned total 48,600 - 49,750 Mid-range 49,175 5506 Current zoned total 70,800 – 73,250 Mid-range 72,000 693 Potential lands at Glasnevin & Naas Road, Phase 1 (see Section (2.4.5) 6,000 Potential lands at Santry (see Section 2.7.1) - Potential total 54,600 – 55,750 Mid-range 55,175 Potential total 70,800 – 73,250 Mid-range 72,000 Based on this housing capacity, there is evidently sufficient zoned land to meet the needs of the population and housing targets set by the Ministerial Guidelines and the NPF. In addition to this, there are also significant regeneration lands7 as yet not zoned for housing/mixed use that have potential to deliver additional housing which can be expedited to ensure that the core strategy is implemented in the appropriate timescale. For the purposes of clarity, these are included in Table 2-10 as potential lands. The later phases of these land areas are currently proposed for housing and regeneration beyond the six year life of this development plan. In light of the Government strategy Housing for All, these areas will be considered for variation where they are associated with projects led by Dublin City Council and/or the Land Development Agency; with the core strategy updated to remain in accordance with the NPF and RSES. 5 This figure includes the changes of zoning outlined in Table 2-9 added to extant permissions in non-SDRA locations, rounded from 12,900 from Table 2.8 6 Number averaged and rounded for ease of reference. 7 Section 2.4.5 provides more information on these lands.

6. Page 66

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   Core Strategy | Chapter 2 56 Table 2-11: Core Strategy Compliance Table Appropriately Zoned Lands Available (Ha) 2022 - 2028 Residential Capacity of Available Land (Residential Units) Housing Growth Requirement for Plan period (Residential Units) Additional Provision (3 years) 693 72,000 44,658 12,294 In considering the capacity analyses set out above, regard must be had to the historical trends for housing delivery as detailed in Section 2.2.1 above and the fact that there are significant complexities in delivering housing on brownfield lands in urban areas including issues such as economic viability, site assembly and site ownership, funding, timescales for delivering the necessary physical infrastructure and the nature of speculative land management. The SDRA areas targeted for housing growth in this development plan are aligned to existing and planned public transport corridors and guided by national policy set out in the NPF and RSES. They provide for planned, integrated and sustainable growth over a number of development plan periods for Dublin City Council. Most of the land targeted for new housing in the city is located in SDRAs, which are for the most part, brownfield and regeneration sites. These SDRAs will take long periods of time to be fully delivered, with many running across two development plan cycles to reach completion. To achieve the high quality, integrated approach necessary for successful regeneration, it is critical that the entire envelope of these lands is zoned for development and subject to detailed master-planning and/or local statutory plans that address how they will be delivered over time. This challenge is recognised in the recently published Development Plan Guidelines (June 2022). The full build-out of these strategic areas will accord with the timeframes of the RSES until 2031 and the NPF until 2040. Alongside these strategic lands, there are smaller scale infill opportunities on vacant or redevelopment sites within zoned areas across the city which are likely to come forward during the lifetime of the development plan, and will also play an important role in contributing to meeting the housing targets and this is recognised within the core strategy (see Table 2-10, Other City Lands). 2.4.3 Housing Strategy and HNDA Housing Strategy A Housing Strategy has been prepared to meet the statutory requirements set out under the Planning and Development Act 2000 (as amended) and in particular, Part V of said Act. The Act requires each planning authority to prepare a housing strategy which will cover the period of its development plan. The Housing Strategy forms an integral part of the Dublin City Development Plan by incorporating national and regional housing policies and housing

7. Page 67

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   Core Strategy | Chapter 2 57 demand and supply requirements at a local level. The Housing Strategy is set out in Appendix 1. Following the publication of National and Regional level planning policy, the Housing Strategy is now supported by an evidence-based interim Housing Need Demand Assessment (HNDA). The conclusion of the HNDA and Housing Strategy is that Dublin City Council will require the maximum allowable provision (currently up to 20%) under the Planning Act (as amended) for social, affordable purchase & cost rental housing need as part of future planning permissions, reflecting the high levels of demand within the city. The HNDA modelling indicates that over the six-year plan period of 2023-2028, there is an estimated need for 10,247 social homes in Dublin City as well as 7,887 affordable homes; 4,997 households are estimated to be able to access private ownership in Dublin City, while 4,088 households are estimated to be able to meet their needs in the private rental market. Housing Need Demand Assessment HNDA is a tool that is aimed at assisting local authorities to develop long term strategic views of housing need across all tenures, and to provide a robust evidence base to inform policies around housing and to support the preparation of housing strategies. HNDAs are designed to give broad, long-run estimates of potential future housing need, rather than precision estimates. The HNDA is set out in Annex 1 to Appendix 1. The total housing need figure over the development plan period used in the HNDA is a combination of a household projection scenario (in this case the Convergence Scenario) and an estimate of existing unmet housing need spread over a longer time period; as discussed in the HNDA. It is the policy of the Council to provide fully for the unmet demand during the lifetime of this development plan, whilst recognising that the scale of construction required to meet the target is significant. The HNDA results in relation to the affordability of housing reflect the impact of rising house and rental prices alongside low levels of construction of both social and private housing over the previous decade. 2.4.4 Tiered Approach and Phasing The NPF tiered approach under NPO 72a requires a local authority to differentiate between zoned lands that are serviced and zoned lands that are serviceable within the life of the development plan. Dublin City is exceptional in that the entire development plan area is fully zoned and located within the metropolitan area of Dublin. Whilst there may be local infrastructural needs and upgrades needed for certain sites, all lands within the city are capable of being serviced and/or are connected to the public water systems. All are located proximate to public transport networks and public road and cycle routes. A detailed infrastructural capacity assessment is included in Appendix 10.

8. Page 68

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   Core Strategy | Chapter 2 58 All SDRA lands, identified in Table 2-8 above are aligned with the RSES strategic development areas. All of these areas have a short to medium term phasing schedule and can be implemented at any time independently, with the exception of the Kylemore Road/Naas Road lands which are given a medium to long term phasing schedule by RSES. This is because the wider Kylemore Road/Ballymount/Naas Road area is significant in scale and requires both significant investment, statutory planning and phasing. The SDRA at the Naas Road (former LAP lands) will be implemented in the short term, reflecting the long standing zoning of this area for regeneration purposes. 2.4.5 Future Development Areas As part of a major review of Z6 and Z7 zoned lands across the city during the lifetime of the 2016 Dublin City Development Plan, a number of large scale, industrially zoned lands were identified as having significant potential for regeneration as new mixed use communities. A number of these lands were zoned for this purpose by way of variation of the 2016 development plan and have been included in this development plan in the capacity analysis. Two significant areas identified in the Z6 and Z7 zoned lands study remain mostly zoned Z6 within the development plan: ▪ Kylemore Road/Naas Road lands (currently the focus of the City Edge Project, see www.cityedge.ie) and ▪ Glasnevin (the Dublin Industrial Estate and surrounding lands). It is the intention of Dublin City Council, following the completion of feasibility studies for these industrial lands, to seek government approval for the appropriate statutory designation of these lands and to bring forward the early regeneration of these strategic lands. These land-banks fall under the RSES strategic development areas called ‘Industrial Lands’ where the potential is given as ‘re-intensification of older industrial lands subject to feasibility’. Any feasibility carried out on these lands over the course of the development plan period will include a service capacity investment audit detailing infrastructural requirements to necessitate the densification and intensification of the areas given locational proximity to existing public transport corridors. The scale and extent of both areas is significant and has great potential to provide high quality new housing and commercial development within the city and to progress the NPF targets for housing delivery on brownfield lands within urban areas. However, there are significant challenges in delivering such lands including provision of physical and social infrastructure, fragmented land ownership and the challenges of implementation. It is likely that the regeneration of these lands will be over a long time frame and the overall impact on the core strategy for this development plan will be limited to the first phases. This possibility has been accounted for in Table 2-10 above. In the face of such challenges, this

9. Page 69

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   Core Strategy | Chapter 2 59 development plan recognises the importance of good community consultation and will engage with residents on a proactive basis and take on views where applicable. See also Priority Statutory Local Plans under Section 2.7.1 below for objectives relating to both these areas. 2.5 Economic and Employment Strategy The strategy for the city economy and enterprise is to safeguard and enhance Dublin’s role as Ireland’s internationally competitive capital; to promote strategic and targeted employment growth; to support regeneration and tackle vacancy; to support the creation of high quality urban spaces and the transition to a low-carbon, green, circular economy; to support key economic sectors; and to foster local economic development and social enterprise. This approach aligns with the overall goals of NPF, RSES and MASP for the economic development of Dublin City as Ireland’s leading global city of scale (see Chapter 6: City Economy and Enterprise). The overall approach to the provision of employment lands in the Dublin City area has regard to the role of the city as the country’s most significant employment centre which attracts significant numbers of workers from surrounding local authority areas. The city has seen a significant change in the character of its employment land over the last number of years. Previous low intensity industrial land has in many instances been redeveloped for high quality office use and other more intensive employment land uses. This has been particularly evident in Dublin Docklands. The economic strategy seeks to build on these trends and to continue to support the shift from low intensity, more land-extensive employment uses towards more intensive office, service, retail, tourism and culture related employment activity. In line with the principles of the 15 minute city, the strategy also promotes a more mixed use philosophy, with employment land uses to be developed in conjunction or in close proximity to residential development. In particular, this will be promoted on former industrial Z6 lands, many of which are now zoned Z10, as well as in the SDRAs and Z14 zoned lands and in Key Urban Villages throughout the city. 2.6 Retail Strategy The Retail Strategy for Dublin City is to consolidate the city centre retail core as the premier retail destination in the State, to promote and consolidate the role of the Key Urban Villages with a level of retail development commensurate to the catchment to cater for surrounding communities. Below this tier, the strategy provides for daily shopping needs and local services for a residential community in urban villages. This approach reflects the settlement strategy for the city and is consistent with the Retail Planning Guidelines (DoECLG, 2012)

10. Page 70

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    Core Strategy | Chapter 2 60 and the Regional Spatial and Economic Strategy (RSES), Eastern and Midland Regional Assembly (EMRA), 2019 (see Appendix 2: Retail Strategy). 2.7 Implementation The implementation and delivery of the core strategy is a key objective of the City Council. A multifaceted approach will be adopted to support delivery through mechanisms such as plan making and active land management, engagement with other sectors and agencies, as well as monitoring and evaluation measures. 2.7.1 Plan Making Strategic Development Zones (SDZs) Dublin City Council has prepared Planning Schemes for three Strategic Development Zones (SDZ), including Grangegorman SDZ, the Docklands SDZ and Poolbeg West SDZ. A Planning Scheme for Grangegorman was approved by An Bord Pleanála in July 2012. This significant re-development project (c. 30 hectares) is managed by the Grangegorman Development Agency, whose role it is to deliver a modern campus for Technology University Dublin (TU Dublin), to provide the Health Service Executive with upgraded primary health and social care facilities and to provide other facilities including a new school and sports grounds for the benefit of the community. Implementation of the SDZ is on-going. When complete, the SDZ will deliver c.380,000 sq. m. of repurposed and new buildings and accommodate a population of c.25,000 people, including c.2,500 staff. The 2014 approved Planning Scheme for the North Lotts and Grand Canal Dock SDZ is nearing completion. Approximately 420,000 sq. m. of commercial development and 2,500 residential units have been permitted with the vast majority of the lands already complete or under construction. The government designated SDZ at Poolbeg West Planning Scheme was approved by An Bord Pleanála in April 2019. It plans for an appropriate mix of housing in order to create a socially balanced community, served by quality amenities and services. Under the Scheme, approximately 3,500 residential units will be delivered. Significant commercial, office and enterprise floorspace (c. 100,000 sq. m.) is also proposed for the area. Applications for infrastructure and the first housing scheme for 570 housing units have already been granted (Q2 2022) and it is anticipated that these lands will deliver housing during the lifetime of the development plan. The Council will continue to promote the development and implementation of the three adopted Planning Schemes over the period of the development plan.

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.