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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- Development Standards | Chapter 15 641 thresholds, steps, staircases and railings, which contribute to the special interest of the building, are involved. ▪ An assessment of alternative design options considered to ensure the proposal would represent the most sensitive access solution available. ▪ Details of the materials and specifications of both permanent and temporary devices which should be appropriate to the location so as to reduce the visual impact of the mechanism. Creative architectural responses which represent the most sensitive access solution will be actively encouraged. Proposals should be so designed to ensure the device can be removed without damage to the fabric of the building, where possible i.e. reversible. In certain cases, it may be necessary to locate such devices on/in less significant parts of the building. All works should retain the maximum amount of historic fabric in situ and should be designed to cause minimum interference to the historic building fabric and reduce the visual impact of the mechanism. 15.15.2.7 Fire Safety Works and Protected Structures Fire protection works to protected structures relate directly to the use and requirements of a building and can have a significant impact on the character of a protected structure and require planning permission, if they give rise to significant impacts and/or alter the character of the protected structure. When considering proposals for fire safety measures, a strategic approach to fire protection works to the building will be encouraged. Uses which may diminish the special interest of a protected structure through inappropriate alterations will generally not be encouraged. Applications for fire protection works shall be guided by the principles of minimum intervention to the historic fabric and the reversibility of alterations, where achievable. 15.15.2.8 Lighting of Protected Structures and Buildings in Conservation Areas Well-designed exterior lighting of landmark buildings, structures and spaces can play an important role in defining the character of the built heritage. A successful lighting scheme will relate to the architectural form of the building and will sensitively utilise the detailing and features of such buildings with low wattage and/or dimmable light sources in an appropriate colour, and discreet light fixtures. It will also minimise the spillage of potential obtrusive light to adjacent areas and will avoid unnecessary over lighting, which can alter the appearance of a building or area. In considering applications for lighting schemes, the need for such schemes should be clearly established. Proposals for lighting schemes should include details of the size, type, siting, and number of fixtures and fixing methods, as well as wattage, colour of light source, light pattern and potential impact on the building material and features, and include visualisations to demonstrate the intended effects.
- Development Standards | Chapter 15 642 To avoid conflict, proposals should demonstrate how lighting schemes would enhance and protect the character of an area or group of protected structures and/ or co-ordinate with any adjacent lighting schemes. Powerful wide-angled over-lighting which can diminish the architectural features of a building, its setting or surrounding area will be discouraged. Lighting schemes may not be appropriate in certain residential areas, as the spillage of light from lighting schemes can impact on the amenities of such areas. 15.16 Sustainable Movement and Transport Sustainable and efficient movement of people and goods is crucial for the success and vitality of the city. The Plan seeks to promote ease of movement within and around the city as well as playing a key role in safeguarding the environment and adapting to the impacts of climate change. This policy approach promotes the integration of land use and transportation, improved public transport and active travel infrastructure, an increased shift towards sustainable modes of travel and an increased focus on public realm and healthy place-making. This Plan also looks to the future of mobility in the city including the increasing role of shared mobility schemes, micro mobility options, electric vehicles and the application of technology in the mobility sector. Within this framework, a number of development standards are set out which are applicable to all developments. Details of these standards are set out in Appendix 5 in relation to: ▪ Access and Design Standards; ▪ Traffic and Transport Assessments; ▪ Mobility Management and Travel Planning; ▪ Service Delivery and Access Strategy; ▪ Design and Construction Standards and Processes for Roads and Footpaths; ▪ Cycle and Car Parking Standards and Management. 15.17 Public Realm 15.17.1 Public Facilities Dublin City Council will support the provision of public facilities (e.g. public toilets and water fountains) within the public realm of the city. Large scale developments that seek to create new urban quarters and will be subject to taking in charge, will be encouraged to provide publically accessible facilities to support the functionality of these spaces. The City Council will also encourage the provision of public facilities in the upgrade and improvement of existing public facilities, streets and spaces. The design of public toilets should:
- Development Standards | Chapter 15 643 ▪ Be located in a busy and visible position to deter anti-social behaviour. ▪ Have a level threshold or be accessible by ramp. ▪ Include facilities for cleaning. ▪ Consider the security and management of the facility with an attendant’s room strongly recommended as the best protection against antisocial behaviour. CCTV coverage can also be used but it should also be ensured that the privacy of users is not compromised. ▪ Ensure all construction and fittings are secure, robust and vandal and graffiti resistant. ▪ Avoid the provision of turnstiles that impede access. ▪ Consider the provision of showers in some locations e.g. close to a beach. ▪ Clearly signed with adequate direction signage in the surrounding area. ▪ Provide a minimum of one wheelchair accessible unit and one unisex unit. ▪ Provide baby changing facilities. 15.17.2 Public Lighting Public lighting assists in providing a safe and secure environment. The Council will ensure that public lighting is appropriately and sensitively designed in order to balance the requirement for adequate lighting with amenity and environmental considerations (see Section 9.5.9 of the development plan). Where significant lighting proposals are proposed, the applicant must demonstrate that the quality environment in the surrounding area is not impacted and set out details of light levels and mitigation measures as necessary. The provision of public lighting, including on public roads, shall be provided in accordance with the requirements of with the latest Public Lighting Standards IS EN13201 and further updates and should be designed to minimise the impact on protected species, such as light sensitive bat species in accordance with best practice, the National Parks and Wildlife Service (NPWS) Bat Mitigation Guidelines for Ireland (2006) and the Technical Guidance Note on Biodiversity for Development Management in Dublin City (DCC 2021). Applications for new roads and / or public spaces should ensure that the area is appropriately lit for accessibility and safety. Development proposals for public lighting shall include: ▪ Details of the column height, siting and location of the lighting. ▪ Details of the specific lantern type and design. ▪ Details of lighting specification including lighting class, lux levels and energy efficiencies. ▪ Site lighting report to assess the impact of light overspill to the surrounding area. Site lighting should also be considered throughout construction period and the impact on the surrounding properties. Details of such should be included in the construction management plan.
- Development Standards | Chapter 15 644 15.17.3 Public Art Public art can make a positive contribution to the cultural identity and visual appearance of an area and can be utilised to identify historic events and features adding to the quality and engagement of the public realm. The provision of artwork on hoarding will also be supported in accordance with the requirements as set out below. New public artwork should integrate with its immediate location and the context of the surrounding environment. Proposals for public artwork should: ▪ Consider scale, form and impact on the public realm, pedestrians and road users. ▪ Illustrate a comprehensive understanding of site considerations, and the physical, social, historical, topographical and architectural context. ▪ Provide for the highest aesthetic quality in terms of materials and finishes with low maintenance value. ▪ Engage with the local community to enhance social relevance and significance. 15.17.4 Outdoor Seating and Street Furniture Certain uses in the public realm, including elements of street furniture, can lead to problems of visual clutter and to obstruction of public footpaths for pedestrians, in particular people with disabilities. These elements include newspaper stands, telephone kiosks, traffic and bus signs etc. It is an objective of Dublin City Council to control the location and quality of these structures in the interests of creating a high-quality public domain. All street furniture provided by private operators including retailers, publicans and restaurateurs, etc., and utility companies should be to the highest quality, preferably of good contemporary design avoiding poor historic imitation and respect the overall character of the area and quality of the public realm and be so located to prevent any obstruction or clutter of all footpaths and paved areas including landings. In this regard, street furniture requires either a licence under Section 254 of the Planning and Development Act, 2000 (as amended) or planning permission (including street furniture erected on private lands). In both instances, the applicant is required to submit details of the location, design, specification and quality of the proposed elements of street furniture. Details of maintenance and cleansing schedules, together with a certificate of structural stability, may also be required. Street furniture should be designed to be accessible to disabled persons where possible. In considering applications for outdoor furniture, the planning authority shall have regard to the following: ▪ Size and location of the facility. ▪ Concentration of existing street furniture in the area.
- Development Standards | Chapter 15 645 ▪ The visual impact of the structure, particularly in relation to the colour, nature and extent of advertising on all ancillary screens. ▪ Impact on the character of the streetscape. ▪ The effects on the amenities of adjoining premises, particularly in relation to hours of operation, noise and general disturbance. ▪ Impact on access and visibility. 15.17.5 Shopfront and Façade Design Shopfront design plays a key part in contribution to the quality of the public realm. Attractive facades and shopfronts have the ability to rejuvenate the streetscape and create an attractive public realm environment. Shopfront signage should: ▪ Be located at fascia level. ▪ In the case of shop blinds, comprise traditional retractable canvas awning signs of Shopfronts and Other Business Premises. ▪ The signage relating to any commercial ground floor use should be contained within the fascia board of the shopfront. ▪ The lettering employed should be either on the fascia, or consist of individually mounted solid letters mounted on the fascia. The size of the lettering used should be in proportion to the depth of the fascia board. ▪ Signage internal to the premises, including interior suspended advertising panels, which obscure views into the shop or business and create dead frontage onto the street shall not normally be permitted. ▪ Corporate signs will only be permitted where they are compatible with the character of the building, its materials and colour scheme and those of adjoining buildings. ▪ Advertisements and signs relating to uses above ground floor level should generally be provided at the entrance to the upper floors, in a form and design which does not detract from or impinge upon the integrity of the ground floor shopfronts, or other elevation features of the building. ▪ Shopfronts sponsored by commercial brands will generally not be permitted. Proposals for shopfront signage shall have regard to the contents of the Retail Design Manual, 2012, Dublin City Council’s Shopfront Design Guide, 2001 and the O’Connell Street Area Shopfront Design Guidelines, 2003, where appropriate. www.dublincity.ie For further information on advertising and signage, please refer to Appendix 17.
- Development Standards | Chapter 15 646 15.18 Environmental Management 15.18.1 Construction Management All developments comprising 30 or more housing units and commercial developments (as well as institutional, educational, health and other public facilities) in excess of 1,000 sq. m. should be accompanied by a preliminary construction management plan. In the event of a grant of permission, and on appointment of a contractor, a final construction management plan will be required to be agreed with the Planning Authority. Demolition/renovation/refurbishment projects generating in excess of 100 cubic metres in volume of Construction and Demolition (C&D) waste; and Civil engineering projects which generate in excess of 500 cubic metres of waste materials used for development works on the site should also be accompanied by Construction Management Plans. The construction management plan shall set out the details of the on-site operations including traffic management (site access, deliveries and maintenance and staff parking), waste management, environmental impacts such as noise, air quality, vibrations and any other relevant detail associated with the development. Where appropriate, excavated material from development sites is to be reused on the subject site. The construction management plan should set out a clear timeline for the development, and details of the relevant on site contact for liaison with surrounding residents and businesses. For large construction projects (30 or more residential units of 1,000 sq. m. of commercial development), details of the site contact should be circulated to the local community, and where appropriate resident monitoring committees established for the duration of the project in order to promote best construction management and considered construction practices to protect the amenities of adjacent properties. The plan should consider the potential cumulative impacts of any adjacent development project under construction or planned for construction within the timeframe of the project, and set out appropriate mitigation measures to manage such cumulative impacts.
- Development Standards | Chapter 15 647 In reviewing construction management plans, the planning authority will have regard to the following: ▪ Hours of operation. ▪ Construction/phasing programme. ▪ Community Liaison Strategy ▪ Traffic Management Plan including employee parking and movements. ▪ Noise, Vibration, Air Quality and Dust Monitoring and Mitigation Measures. ▪ Cumulative impacts. ▪ Details of any construction lighting including appropriate mitigation measures for lighting specifically designed to minimise impacts to biodiversity, including bats. ▪ The management of construction and demolition waste included as part of a Construction and Demolition Waste Management Plan ▪ Containment of all construction-related fuel and oil within specially constructed bunds to ensure that fuel spillages are fully contained (such bunds shall be roofed to exclude rainwater). ▪ A water and sediment management plan, providing for means to ensure that surface water runoff is controlled such that no silt or other pollutants enter local water courses or drains. ▪ Details of a water quality monitoring and sampling plan. ▪ Measures adopted during construction to prevent the spread of invasive species (such as Japanese Knotweed). 15.18.1.1 Construction Traffic Management Plan A Construction Traffic Management Plan (CTMP) is a key document that aims to reduce possible impacts which may occur during the construction period of a proposed development. An applicant/developer is responsible for ensuring construction activities are managed in accordance with the CTMP. Objectives and measures should be included for the management, design and construction of the proposed development to control the traffic impacts of construction insofar as it may affect the environment, local residents and the public in the vicinity of the construction works. Where demolition is taking place on site prior to the commencement of construction, a separate demolition construction traffic management plan is required. A Preliminary Construction Traffic Management Plan may be required during the Development Management process to ensure the feasibility of construction on constrained or restricted sites. Cumulative impacts with adjacent development sites should also be considered. A CTMP is subject to ongoing reviews of construction traffic management and liaison by the contractor/developer with Dublin City Council’s Roadworks Control Section throughout the
- Development Standards | Chapter 15 648 period of construction. Where multiple sites are within close proximity of each other and residential housing, developers may be required to coordinate and update their CTMP in consultation with DCC and with adjoining landowners; and also participate in a traffic and construction management group coordinated by DCC. The contractor/developer shall apply for all necessary licenses and permits where required. 15.18.1.2 Considered Construction Considered Construction seeks to improve the image of the construction industry which requires registered contractors to commit to care about appearance, respect the community, protect the environment, secure everyone’s safety and value their workforce. Dublin City Council will support the provision of considered construction in all planning applications. Commitment to the scheme should be identified as part of the Construction Management Plan submitted with planning applications. 15.18.1.3 Phasing Dublin City Council may also require developers to submit a phasing and implementation programme for large developments including commercial development in excess of 5,000 sq. m. and residential schemes in excess of 100 units, to ensure a co-ordinated approach to the construction of the development. A phasing proposal should be included within the construction management plan submitted with applications for agreement with the planning authority. 15.18.1.4 Hours of Operation On sites where noise generated by construction would seriously affect residential amenity, the site and building works must be carried out between 0700 and 1800 hours Monday to Friday only, and between 0800 and 1400 hours on Saturdays only. No works shall be carried out on Sundays or bank holidays. However, deviation from these times may be permitted in exceptional circumstances, where prior written approval has been received from Dublin City Council. Such approval may be given subject to conditions pertaining to the particular circumstances being set by Dublin City Council. 15.18.2 Waste Management All planning applications in excess of 30 or more residential units and / or 1,000 sq. m. of commercial development shall be accompanied by both and Construction and Operational Waste Management Plan. The construction waste management plan may form part of the overall construction management plan and shall detail the strategy in relation to on site waste storage, segregation and disposal. Development proposals shall recycle demolition material and re-
- Development Standards | Chapter 15 649 use existing building materials where possible. In all developments of 30 or more housing units or commercial developments in excess of 1,000 sq. m, a materials source and management plan showing type of materials / proportion of re use/ recycled materials to be used shall be implemented by the developer. The operational waste management plan shall set out the strategy for waste collection, storage and recycling. All applications shall clearly identify the waste storage and collection points and detail the anticipated waste collection schedule having regard to the impact on road users both within the development and the surrounding area. See also Appendix 7 for further details. 15.18.3 Recycling Facilities Public recycling facilities (textile & glass bottles) etc. should be provided in all large scale retail developments, such as supermarkets, discount foodstores over 1,000 sq. m. Please also refer to Policy SI31 ‘Provision of Public Recycling Facilities in Large Retail Developments’. Recycling facilities with the potential to create significant impact on amenity to adjoining properties/sites must demonstrate to the satisfaction of the planning authority that such impact will be controlled to an acceptable level. In some cases, measures such as site redesign, provision of noise insulation or perimeter landscape buffers, containment of yard operations within a building, or comprehensive boundary treatment may help control potential negative externalities. 15.18.4 Basements In recent years, there has been a significant growth in new basement development and extensions to existing basements. Basements can provide valuable additional space for purposed uses such as leisure and storage. However, basements can affect the environment and nearby structures in a number of ways e.g. geological, hydrological and hydrogeological impacts. It is the policy of Dublin City Council to generally discourage any significant underground or basement development or excavations below ground level of, or adjacent to, residential properties in Conservation Areas or to protected structures. Development of basements for residential use below the estimated flood levels for flood zone areas ‘Zone A’ or ‘Zone B’ will not be permitted (Policy SI20). It is the policy of the City Council that a Basement Impact Assessment (BIA) shall accompany all planning applications that include a basement. A basement or underground development is considered as being an accessible area positioned below the existing street level or ground level and would include any works that will remain permanently in the ground, such as embedded wall construction below the base of the accessible area.
- Development Standards | Chapter 15 650 Detailed guidance is set out in Appendix 9 regarding the content and scope to be considered in the preparation of a Basement Impact Assessment. 15.18.5 Telecommunications and Digital Connectivity All new developments will be required to provide for open access connectivity arrangements directly to individual premises to enable service provider competition and consumer choice in line with Policy SI46 of the development plan. The provision and siting of telecommunications antennae shall take account of the Telecommunications Antennae and Support Structures – Guidelines for Planning Authorities, (Department of Environment and Local Government, 1996), as revised by DECLG Circular Letter PL 07/12, and any successor guidance. Telecommunications antennae and supporting structures should preferably be located on industrial estates or on lands zoned for industrial/employment uses. Possible locations in commercial areas, such as rooftop locations on tall buildings, may also be acceptable, subject to visual amenity considerations. In terms of the design of free-standing masts, masts and antennae should be designed for the specific location. In assessing proposals for telecommunication antennae and support structures, factors such as the object in the wider townscape and the position of the object with respect to the skyline will be closely examined. These factors will be carefully considered when assessing proposals in a designated conservation area, open space amenity area, historic park, or in the vicinity of protected buildings, special views or prospects, monuments or sites of archaeological importance. The location of antennae or support structures within any of these areas or in proximity to protected structures, archaeological sites and other monuments should be avoided. Where existing support structures are not unduly obtrusive, the City Council will encourage co-location or sharing of digital connectivity infrastructure such as antennae on existing support structures, masts and tall buildings (see Policy SI48). Applicants must satisfy the City Council that they have made every reasonable effort to share with other operators. 15.18.6 Plant Machinery Where required, the scale of plant at roof level should be minimised and have a suitable finish or screening so that it is discreet and unobtrusive. Plant, flues and lift overruns should not be included in the height of the building, as long as they are set back and properly screened and do not significantly add to the shadowing or otherwise of natural light beyond that of the main structure. Where plant rooms are highly visible, and occupy the majority of roof space, the impact of such will be assessed similar to an additional floor.
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.