Development plan · Dún Laoghaire-Rathdown County Council
Dún Laoghaire-Rathdown County Development Plan 2022–2028 – Written Statement
The council's development plan written statement: its strategy, policies, objectives and development standards. Variations adopted since are not in this text.
Dún Laoghaire-Rathdown County Council · 2022–2028 · 380 pages
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- associated amenity / recreational facilities and uses. M Without prejudice to the above, shall maintain the recreational value of the overall SNI zoning objective lands of which the proposal is a part by retaining 20% or more usable open space in development proposals. A derogation may only apply where an existing facility is located within a more urban, mixed use setting. Such facilities and uses will typically be as identified by SLO 10 and SLO 22. M Should incorporate measures to improve public use of the site and/or facilities as appropriate and be required to maximise improvements to walking and cycling permeability and accessibility both within and through the site and linkages to adjoining lands especially related to access to active travel and public transport stops. M Shall be well designed having regard to the site context, landscape features and any heritage within or adjoining the site. M Should be compatible with or complement the existing SNI facilities and uses. M Shall ensure that the amenities currently enjoyed by the existing SNI use / facilities are adequately protected in terms of noise, daylight / sunlight and, overlooking as appropriate. M Should seek to share facilities as appropriate. Such facilities might include car parking, pitches, sports halls, etc. M Shall submit a detailed justification for any non-SNI uses (SNI uses are defined above) demonstrating how the proposed development will protect and/or enhance the existing SNI use and function of the overall SNI zoning objective lands of which the proposal is a part. M All proposals within the Sandyford Urban Framework Plan area shall also refer to the objectives set out in Appendix 16 SUFP with respect to the SNI zoning (including section 2.3.6 of the SUFP). For the avoidance of any doubt, all development proposals shall demonstrate that there is sufficient spatial capacity to accommodate the future needs of the existing and/or any proposed SNI facilities within the overall SNI zoning objective lands of which the proposal is a part. In this regard, a Masterplan may be required. When assessing any proposal, the Planning Authority will consult with any relevant authority. 12.3.2.2 Sustainable Neighbourhood Infrastructure – Future Provision (i) New Residential Communities Planning applications for residential development on sites greater than 1ha or more than 50 residential units located in new residential communities (as set out in Figure 2.9, Chapter 2) will be required to facilitate sustainable neighbourhood infrastructure (SNI) (see Policy Objective PHP2 for a definition of SNI) through one or more of the following ways: M Reserve an area of not less than 5% of the site area for a future SNI facility. The site reservation may be part of the 15% public open space requirement (see Section 12.8.3.1) and may be subject to a Section 47 agreement with the Planning Authority. The area to be reserved shall be located in a manner that can be readily amalgamated with similar reservations within adjoining lands. M Provide an appropriate SNI facility (see definition in Policy Objective PHP2) with a floor area of 130 sq.m. per 1,000 population equivalent. The type of facility must have regard to the demographic of the emerging area and any existing and planned facilities and services within a 1km distance / 10 minute walk of the site. It should be noted that a commercial childcare facility shall not be considered to be an SNI facility for the purposes of this Section. M Provide a development contribution under Section 48 of the Planning and Development Act 2000 towards the provision and/or improvement of a community, cultural or civic facility that the residents of the proposed development will benefit from. For sites less than 1ha or less than 50 residential units, the Council may consider attaching a development contribution under Section 48 of the Planning and Development Act 2000 for the provision and/or improvement of community, cultural or civic facility that the residents of the proposed development will benefit from. (ii) Existing Built Up Area For residential schemes within the existing built up area, the Council will consider a development contribution under the Council Section 48 Levy Scheme for the provision and/or improvement of community, cultural or civic facility that the residents of the proposed development will benefit from. Where the Community Audit (See Section 4.2.1.4 Policy Objective PHP5: Community Facilities) has identified a deficit in an area the Council may require the applicant to accommodate an SNI facility to address this deficit. In both new residential community areas, and the existing built up area where a future school has been identified within or immediately adjoining the subject site, the applicant shall engage with the Department of Education (DoE) in order to ascertain 233Development ManagementChapter 12
- their requirements in relation to site provision. Where a question arises as to whether a site falls within the built up area or within a new residential community area as set out in the Core Strategy and Figure 2.9 the decision shall be solely at the discretion of the Planning Authority. 12.3.2.3 Community Facilities As a general principle the location and provision of community facilities is a pre-requisite to the creation and enhancement of viable, enjoyable, sustainable, and attractive local communities. In assessing planning applications for leisure facilities, sports grounds, playing fields, play areas, community halls, organisational meeting facilities, medical facilities, childcare facilities, new school provision and other community orientated developments, regard will be had to the following: M Overall need in terms of necessity, deficiency, and opportunity to enhance or develop local or County facilities. Regard shall be had to the findings of a forthcoming Community Audit in this assessment (see Section 4.2.1.4 Policy Objective PHP5: Community Facilities). M Practicalities of site in terms of site location relating to uses, impact on local amenities, desirability, and accessibility. M Conformity with the requirements of appropriate legislative guidelines. M Conformity with land use zoning objectives. 12.3.2.4 Childcare Facilities With the growing demand for childcare, there is equal recognition that childcare must be of suitably high quality. Childcare provision has also been recognised as one measure to address poverty and social exclusion. The Planning Authority will seek to facilitate the provision of childcare facilities in appropriate locations throughout the County and may require their provision in large residential, public community, commercial and retail developments in accordance with the provisions of the DEHLG ‘Childcare Facilities Guidelines for Planning Authorities’ (2001) and the Child Care (Pre-School Services) (No. 2) Regulations (2006) and Child Care (Pre-School Services) (No 2) (Amendment) Regulations (2006) (Department of Health and Children). Where it is proposed or required to provide a new childcare facility as part of a new residential or commercial development, the facility shall be constructed in tandem with the overall scheme. To address the need for childcare and make childcare more accessible to everybody in the County, the developer shall seek to secure an operator and open the facility at an early stage preferably prior to the occupation of the residential units. In this regard, the developer shall submit phasing details for the development, including the childcare facility and include details of the intended operation of the facility, including details of the intended operator (where feasible) relative to the completion and occupation of dwellings / commercial buildings. In assessing individual planning applications for childcare facilities, the Planning Authority will have regard to the following: M Suitability of the site for the type and size of facility proposed. M Adequate sleeping/rest facilities. M Adequate availability of indoor and outdoor play space. M Convenience to public transport nodes. M Safe access and convenient off-street car parking and/or suitable drop-off and collection points for customers and staff. M Local traffic conditions. M Number of such facilities in the area. In this regard, the applicant shall submit a map showing locations of childcare facilities within the vicinity of the subject site and demonstrate the need for an additional facility at that location. M Intended hours of operation. M Applications for childcare facilities in existing residential areas will be treated on their merits, having regard to the likely effect on the amenities of adjoining properties, and compliance with the above criteria. M Detached houses or substantial semi-detached properties are most suitable for the provision of full day care facilities. Properties with childcare should include a residential component within the dwelling, and preferably should be occupied by the operator or a staff member of the childcare facility. M For new residential developments, the most suitable facility for the provision of full day care should be a purpose built, ground floor, standalone property. M In considering applications for new Childcare Facilities the Planning Authority will refer to Section 4.7 of the Design Standards for New Apartments Guidelines for Planning Authorities, (2020), specifically the provision of one childcare facility (equivalent to a minimum of 20 child places) for every 75 dwelling units, as detailed in Section 4.7, with the exception for one-bedroom or studio type units, which should not generally be considered to contribute to a requirement for any childcare provision and subject to location, this may also apply in part or whole, to units with two or more bedrooms. 234dlrcoco | County Development Plan 2022-2028
- In assessing applications for new childcare facilities, the Planning Authority will consult with the DLR County Childcare Committee to assess the need for the type of facility proposed at the intended location. (Refer to Section 12.4.10 in relation to car parking standards for childcare facilities). 12.3.2.5 School Development The Planning Authority will consider school developments having regard to specific requirements of the Department of Education (DoE) and guidance set out within ‘The Provision of Schools and the Planning System, A Code of Practice for Planning Authorities’ (2008). In general, new schools shall be developed in areas where new/additional schools are required as identified by the DoE and/or within existing school/ education sites. In assessing individual planning applications for new schools and/or redevelopment/extensions of existing schools, the Planning Authority will have regard to the following: M Overall need in terms of necessity, deficiency, and opportunity to enhance or develop schools. M Site location, proximity of school to catchment area, size of site relative to outdoor space requirements and the future needs of the school (i.e. sufficient space provided for future expansion). M Design – In certain instances urban typologies will be encouraged to maximise efficient use of land and to maximise space for outdoor recreational facilities. M Traffic and transport impact on the surrounding road network. M Good, safe accessible pedestrian and cyclist routes to and from the school from nearby residential and commercial areas. M Adequate cycle facilities in accordance with the requirements in the Council Cycle Policy Guidelines and Standards. In all cases it is a requirement to provide showers, changing facilities, lockers and clothes drying facilities, for use by staff and/or students that walk or cycle to work/place of education. M Safe access and adequate car parking layout to facilitate drop off/pick up. M Adequate signage, lighting, and boundary treatments. M Impact on local amenities and out of school hours uses/dual functioning of school facilities. M Conformity with the requirements of appropriate legislative guidelines. M Conformity with land use zoning objectives. M In all cases, a School Travel Plan shall be submitted with an application for any school development, requirements of which should be ascertained at pre-planning stage. M Temporary classrooms will be assessed on a case-by-case basis and will generally be accepted for a period not exceeding five years and such classrooms should not interfere with onsite car/ cycle parking spaces or unduly impact the usability of outdoor play/sports facilities. M Extensions to schools will generally be accepted where they will replace existing temporary classroom structures on site. School extensions should be located having regard to adjoining amenities and amenities within the school site. M Dual function of sports facilities/halls etc. outside of school hours will be encouraged where the use of such facilities will be of a benefit to the wider community, however any outside hours usage of the school should not be to the detriment of adjoining residential amenities. Full details of all anticipated uses outside of school hours should be provided with the planning application. Artwork by Sadie Bowen, Hollypark GNS 235Development ManagementChapter 12
- 12.3.2.6 Health Care Facilities The Planning Authority will distinguish between small-scale medical practices involving one to two principals (i.e. doctor/dentist/physiotherapist owning the business) with a maximum of one to two employees, and larger medical practices accommodating two or more medical practitioners and two or more support staff. The Planning Authority will consider on their own merits, any applications for the establishment of small-scale medical practices, or the extension/ refurbishment of existing small-scale medical practices, in residential areas. Applications should involve professional medical (commercial) activities carried out by the resident of the building or, the premises should incorporate an otherwise occupied living unit. The living accommodation should comprise a minimum of circa 45% of the overall building floor area. The operation of these premises shall not have negative impacts on the residential amenities of the surrounding area. Parking and access arrangements shall be as per the Transportation Section’s requirements, while parking areas shall not dominate the front curtilage of the property in contrast to adjoining dwellings and shall be similarly landscaped. Medical practices in residential areas should normally be additions to the existing residential use of a dwelling and be subordinate to it in most cases. Similar to childcare facilities in residential areas – small-scale medical practices should ideally be in larger, and detached houses on their own grounds and with suitable and convenient access for those arriving by car, foot or public transport. Larger scale and group medical practices should normally only be located in Neighbourhood, District and Major Town Centre zonings. They should not have negative impacts in terms of generating overspill of car parking, traffic hazard, negative impact on adjoining residential uses, and should complement the existing uses and buildings and should have only modest signage. In the case of veterinary surgeries, full details of all services provided on site shall be submitted including details of overnight facilities (including kennels/staff accommodation) and out of hours services shall be submitted together with noise mitigation measures were appropriate. 12.3.3 Quantitative Standards for All Residential Development Applications for residential schemes shall comply with all relevant requirements set out in PHP20: Protection of Existing Residential Amenity (see Section 4.3.1.3). 12.3.3.1 Residential Size and Mix The finding of the Housing Strategy and HNDA have informed policy PHP27 in relation to mix (refer to Appendix 2 Housing Strategy and HNDA 2022 – 2028). In order to demonstrate compliance with Policy Objective PHP27 and based on the findings of the Housing Strategy and HNDA, planning applications received for 50+ residential units either individually or cumulatively with lands located within the neighbourhood (10-minute walk) will be required to incorporate a variety and choice of housing units by type and size so as to meet the differing household need in the County. Council Part 8 or Part 10 residential schemes, may propose a different mix having regard to the specific needs of the Council Housing Department. The proposed provision of residential units (both houses and apartments), shall provide a mix that reflects existing, and emerging household formation, housing demand patterns and housing demand patterns and trends identified locally and/ or within the County. New residential communities (as set out in the Core Strategy and Figure 2.9 of the Core Strategy Map) shall ensure an appropriate mix including a proportion of larger units. Applications received in both new residential communities and within the residual built up area shall include: M Details of existing and permitted unit types within a 10-minute walk of the proposed development. M A detailed breakdown of the proposed unit type and size including a percentage split between 1/2/3+ bed units which in the case of apartments (and duplexes) shall generally be in accordance with Table 12.1. M A site and/or floor plans that clearly identify proposed units that: N Are designed and located having regard to the needs of older people and/or persons with a disability. N Are designed having regard to the concept of lifetime adaptable and/or multigenerational homes. M A statement outlining how the scheme has been designed for the needs of older people and / or persons with a disability and / or lifetime homes. M No more than 10% of the total number of units in any private residential development may comprise of two-bedroom three-person apartment types. Table 12.1 sets out the mix requirements for apartment developments. Duplexes are considered to be apartments for the purposes of mix. 236dlrcoco | County Development Plan 2022-2028
- Table 12.1 Apartment Mix Requirements Area Threshold Mix Studio/1/2 bed Requirement (Apartments and duplexes) 3+ bed Requirement (Apartments) New Residential Community (See figure 2.9 Core Strategy Map Schemes of 50+ units Apartment Developments may include up to 60% studio, one and two bed units and with no more than 30% of the overall development as a combination of one bed and studios and no more than 20% of the overall development as studios Minimum 40% 3+ bedroom units Lands within SUFP Schemes of 50+ units Apartment Developments may include up to 60% studio, one and two bed units with no more than 30% of the overall development as a combination of one bed and studios and no more than 20% of the overall development as studios Minimum 40% 3+ bedroom units Existing Built up area. Schemes of 50+ units Apartment Developments may include up to 80% studio, one and two bed units with no more than 30% of the overall development as a combination of one bed and studios and no more than 20% of the overall development as studios Minimum 20% 3+ bedroom units To avoid ambiguity and provide clarity a worked example is given below. Table 12.2 Worked example of DLR Apartment Mix requirements Location Proposed Development Studio/1/2 bed Mix (Apartments and Duplexes) Requirement Minimum 3+ bed Requirement (Apartments) New Residential Community/ SUFP 100 apartments Up to 60 studio, 1 or 2 bed which can include ≥ 30 2 beds and can include up to 30 studio and 1 bed units with no more than 20 studios in that 30 units. Minimum 40 no. 3 bed plus units. Existing Built Up Area 100 apartments Up to 80 studio, 1 or 2 bed units which can include ≥ 50 2 bed units and can include up to 30 studio and 1 bed units with no more than 20 studios in that 30 units. Minimum 20 no. 3 bed plus units. Honeypark 237Development ManagementChapter 12
- In schemes of 50+ units, where a mixture of housing and apartments or a scheme comprising solely of houses is being provided on a site the housing offering must ensure a mixture that includes a proportion of housing units that are 3 beds or less. In new residential community areas, it is appropriate that schemes generally include houses in addition to apartment/duplexes. In deciding on the mix of house and apartments in these areas regard shall be had to the details of existing and permitted unit types within a 10-minute walk of the proposed development (see bullet point above). The apartment element, if in excess of 50 units, shall comply with the table above. Where a question arises as to whether a site falls within the built up area or within a new residential community area, as set out in the Core Strategy and Figure 2.9, the decision shall be solely at the discretion of the Planning Authority. 12.3.3.2 Residential Density In general, the number of dwellings (houses or apartments) to be provided on a site should be determined with reference to the Government Guidelines document: M ‘Sustainable Residential Development in Urban Areas – Guidelines for Planning Authorities’ (2009). M Sustainable Urban Housing: Design Standards for New Apartments – Guidelines for Planning Authorities (2020). As a general principle, and on the grounds of sustainability, the objective is to optimise the density of development in response to type of site, location, and accessibility to public transport. (See policy PHP18, Chapter 4). 12.3.4 Residential Development – General Requirements The following general requirements relate to all housing developments including both housing and apartment developments and should be considered when designing housing developments to ensure general requirements as outlined below (see also Section 12.3.1.1 for overall design criteria). 12.3.4.1 Road and Footpath Requirements The requirements set down in the Council’s ‘Taking in Charge Policy Document’, and ‘The Design Manual for Urban Roads and Streets’, (DMURS), 2019, will generally apply. Where an innovative layout is accepted by the Planning Authority variations to these requirements may be accepted. In allowing any deviation in the general requirements, the primary considerations will be the safety and convenience of pedestrians, cyclists and access for emergency vehicles. Continuous footpaths shall be provided at junctions, and vehicular entrances, to facilitate people with ease of movement. At any such junctions where continuous footpaths are neither feasible nor appropriate, dished kerbs with tactile paving shall be provided to facilitate people with ease of movement. Cherrywood 238dlrcoco | County Development Plan 2022-2028
- 12.3.4.2 Habitable Rooms The minimum size of habitable rooms for houses/apartments/and flats shall conform with appropriate National guidelines/ standards in operation at the date of application for planning permission, including the minimum dimensions as set out in ‘Sustainable Urban Housing: Design Standards for New Apartments Guidelines for Planning Authorities’ (2020), and ‘Quality Housing for Sustainable Communities: Best Practice Guidelines for Delivering Homes Sustaining Communities’ (2007). All habitable rooms within new residential units shall have access to appropriate levels of natural /daylight and ventilation. Development shall be guided by the principles of Site Layout Planning for Daylight and Sunlight, A guide to good practice (Building Research Establishment Report, 2011) and/or any updated, or subsequent guidance, in this regard. A daylight analysis will be required for all proposed developments of 50+ units, or as otherwise required by the Planning Authority. The impact of any development on existing habitable rooms should also be considered. 12.3.4.3 Naming of Residential Estates Dún Laoghaire-Rathdown place names are an important part of the County’s cultural heritage, and reflect local history from ancient times to the present. It is a Policy Objective, therefore, that the naming of streets and residential estates shall reflect local place names or local people of note, heritage, language or topographical features as appropriate, and shall incorporate old place names from the locality as much as possible. Bi-lingual and Irish-language signs will be mandatory. The applicant/developer should ensure that the chosen place name for a new residential development is appropriate relative to its location, and is not already in use within the County. 12.3.4.4 Phased Development No large developments over 100 residential units shall be permitted unless it can be demonstrated that adequate provisions for specified physical and social infrastructural requirements, including: roads, sewers, water mains, community, recreational and sporting facilities (indoor and outdoor), public transport, first and second level schools and shops are available at completion to support development. In addition, when considering proposals for development within the curtilage of Protected Structures a proposed phasing agreement should be provided (refer to Section 12.11.2.3). A phasing schedule for any such development shall be submitted with a planning application. 12.3.4.5 Management Companies and Taking in Charge In residential developments, which are not proposed to be Taken in Charge by the Council, evidence will be required that private Management Companies are to be set up by time of completion of the estate, and of which membership shall be compulsory for all purchasers of property. If a development (or part thereof) is to be Taken in Charge by the Council the applicant shall agree, which areas are to be Taken in Charge, and this shall be clearly indicated on a site layout plan. All areas not to be Taken in Charge by the Council, shall also be clearly indicated on a site layout plan, and shall be maintained and the responsibility of a properly constituted Private Management Company. These details shall be submitted with the planning application. All roads, footpaths, sewers, drains, lighting columns, mini-pillars, watermains, services and open spaces within the privately managed areas, irrespective of the management and maintenance regime to be put in place for these areas, shall be satisfactorily completed to the standard for development works as set out in the Council’s ‘Development Works Guidance Document’. In this regard, the applicant shall have regard to the Department of the Environment, Community and Local Governments document ‘Taking in Charge of Residential Developments Circular Letter PD 1/08’, and ‘Circular Letter PL 5/2014’, the Departments ‘National Taking in Charge Initiative Report’, 2018, and the Council’s ‘Taking in Charge Policy Document’, ‘Development Works Guidance Document’, and any successor guidance with respect to taking-in-charge. 12.3.4.6 Bonds To ensure the satisfactory completion of development works, such as roads, surface water drainage, public lighting and open space, including the protection of trees, on a site which has been the subject of a grant of permission, a bond or cash lodgement may be required until the development has been satisfactorily completed. The bond or cash lodgement may be sequestered in part or in its entirety at the discretion of the Planning Authority where the development has not been satisfactorily completed. The amount of such bond or cash lodgement will be determined by the Planning Authority. 12.3.4.7 Refuse Storage and Services Adequate refuse storage, recycling and composting areas, and future expansion of separated waste disposal for residential developments shall be adequately catered for. In the case of communal refuse storage provision, the collection point for 239Development ManagementChapter 12
- refuse should be accessible both to the external collector and to the resident and be secured against illegal dumping by non-residents. In the case of individual houses, the applicant shall clearly show within a planning application the proposed location and design of bin storage to serve each dwelling and having regard to the number of individual bins required to serve each dwelling at the time of the application and any possible future requirements for refuse storage/collection. (See also Appendix 6). 12.3.5 Apartment Development See Section 12.4.5 and Section 12.8 for Car Parking and Open Space Requirements pertaining to apartment developments. 12.3.5.1 Dual Aspect in Apartments A dual aspect apartment is designed with openable windows on two or more walls, allowing for views in more than just one direction. The windows may be opposite one another, or adjacent around a corner. The use of windows, indents or kinks on single external elevations, in apartment units which are otherwise single aspect apartments, is not considered acceptable and/or sufficient to be considered dual aspect and these units, will be assessed as single aspect units. Specific Planning Policy Requirement (SPPR) 4 of the Sustainable Urban Housing: Design Standards for New Apartments, Guidelines for Planning Authorities’ (2020), provides guidance with respect to the minimum number of dual aspect apartments that may be provided in any single apartment schemes. In accordance with this guidance, DLR as a County is classified as a suburban or intermediate location and therefore: M There shall generally be a minimum of 50% dual aspect apartments in a single scheme. M For building refurbishment schemes on sites of any size or urban infill schemes on sites of up to 0.25ha, DLR may exercise discretion to consider dual aspect unit provision at a level lower than the 50% minimum outlined above on a case-bycase basis, but subject to the achievement of overall high design quality in other aspects. 12.3.5.2 Separation Between Blocks All proposals for residential development, particularly apartment developments and those over three storeys high, shall provide for acceptable separation distances between blocks to avoid negative effects such as excessive overlooking, overbearing and overshadowing effects and provide sustainable residential amenity conditions and open spaces. A minimum clearance distance of circa 22 metres, in general, is required, between opposing windows in the case of apartments up to three storeys in height. In taller blocks, a greater separation distance may be prescribed having regard to the layout, size, and design. In certain instances, depending on orientation and location in built-up areas, reduced separation distances may be acceptable. In all instances where the minimum separation distances are not met, the applicant shall submit a daylight availability analysis for the proposed development. 12.3.5.3 Internal Storage and External Storage Internal storage standards for apartments shall accord with, or exceed the levels outlined in Table 12.3 below: Table 12.3: Minimum Storage Space Requirements Minimum Requirements One Bedroom 3 sq.m. Two Bedroom (3 person) 5 sq. m. Two Bedroom (4 person) 6 sq. m. Three Bedroom 9 sq.m. M Storage should be additional to kitchen presses and bedroom furniture. M Hot press/boiler space will not count as general storage. M No individual storage room should exceed 3.5sq.m. and shall be provided within the apartment unit. Apartment schemes should provide external storage for bulky items outside individual units (i.e. at ground or basement level), in addition to the minimum apartment storage requirements. These storage units should be secure, at ground floor level, in close proximity to the entrance to the apartment block and allocated to each individual apartment unit. 12.3.5.4 Penthouse Development The addition of a penthouse level – which typically consists of high quality roof level living accommodation in an apartment development - may be acceptable where living space constitutes the equivalent of one storey and is set back from the edge of the building. A penthouse level should have regard to the overall design of an apartment block and should be finished with high quality materials and not have a negative visual impact on the skyline and/or streetscape (refer also to the Building Height Strategy set out in Appendix 5). 12.3.5.5 Minimum Apartment Floor Areas All apartment developments shall accord with or exceed the minimum floor areas indicated in the Sustainable Urban Housing: Design Standards for New Apartments, Guidelines for Planning 240dlrcoco | County Development Plan 2022-2028
- Authorities’, (2020), as set out in the Table 12.4 below. In this regard, the areas listed are minimum standards and should not be taken as the norm for all developments; higher floor areas will be encouraged throughout the County. Table 12.4: Minimum Overall Apartment Floor Areas Minimum Overall Floor Areas Studio 37 sq. m. One bedroom 45 sq. m. Two bedroom (3 persons) 63 sq. m. Two bedroom (4 persons) 73 sq. m. Three bedrooms 90 sq. m. In order to safeguard standards, the majority of apartments in any proposed scheme of 10 or more shall exceed the minimum floor area standard for any combination of 1, 2 or 3 bed, by a minimum of 10%* (excluding studios). 12.3.5.6 Additional Apartment Design Requirements Ground level apartment floor to ceiling heights shall be a minimum of 2.7 metres and shall be increased in certain circumstances, particularly where necessary to facilitate a future change of use to a commercial use. For building refurbishment schemes on sites of any size or urban infill schemes on sites of up to 0.25ha, Planning Authorities may exercise discretion on a case-by-case basis, subject to overall design quality. A maximum of 12 apartments per floor per core may be provided in apartment schemes.* This maximum provision may be increased for building refurbishment schemes on sites of any size or urban infill schemes on sites of up to 0.25ha, subject to overall design quality, and compliance with building regulations. 12.3.6 Build-to-Rent Accommodation Built-to-Rent (BTR) accommodation consists of purpose-built, long-term rental apartment accommodation that incorporates dedicated residential amenities and facilities. BTR accommodation will only be permitted in suitable locations in accordance with Policy Objective PHP28. All proposed BTR accommodation must comply with SPPR 7 and SPPR 8 as set out within the Design Standards for New Apartments, 2020 (and any amending SPPR as appropriate). In this regard applications for proposed BTR must clearly demonstrate compliance with the guidelines and include details in relation to: M The proposed ownership and operation by an institutional entity for a minimum period of not less than 15 years and no individual residential unit can be sold or rented separately for that period. A covenant or legal agreement shall be submitted and entered into in this regard. M Proposed residential support facilities such as laundry facilities, concierge and management facilities, maintenance/repair services, waste management facilities, etc. M Proposed resident services and amenities for communal recreational and other activities by residents. The quantum and scale of the proposed residential support facilities, services and amenities must Honeypark * Not applicable to BTR development in accordance with SPPR 8. 241Development ManagementChapter 12
- have regard to and adequately support the number of future residents within the BTR scheme. BTR accommodation must comply with all apartment standards set out in Section 12.3.5. A derogation with regard to in-unit storage may be considered where alternative, secure storage area can be provided on-site. All proposed units must provide for private open space in the form of a balcony, terrace, winter garden or roof garden. A reduction in the area of private open space serving each unit will only be considered in instances where at least an additional 10% high quality, useable, communal and/or additional compensatory communal support facilities are provided. On-site car parking must comply with the requirements set out in Section 12.4.5. In all instances, the applicant shall clearly demonstrate that the BTR development is located within a 10 minute walking time from high frequency public transport routes. Where any derogations in standards including standards relating to unit mix, open space, car parking and storage are availed of, a condition should be attached to any grant of permission to state that planning permission must be sought for a change of tenure to another tenure model following the period specified in the covenant. 12.3.7 Additional Accommodation in Existing Built-up Areas 12.3.7.1 Extensions to Dwellings The following Section provides guidance with respect to porches, front extensions, side extensions, rear extensions, roof alterations, attic conversions and dormer extension. (i) Extensions to the Front: Porch extensions, other than those deemed to be exempted development, should be of appropriate design and scale relative to the design of the original house. The scale, height, and projection from the front building line of the dwelling should not be excessive so as to dominate the front elevation of the dwelling. The porch should complement the existing dwelling, and a more contemporary design approach can be considered. Front extensions, at both ground and first level will be considered acceptable in principle subject to scale, design, and impact on visual and residential amenities. A break in the front building line will be acceptable, over two floors to the front elevation, subject to scale and design however a significant break in the building line should be resisted unless the design can demonstrate to the Planning Authority that the proposal will not impact on the visual or residential amenities of directly adjoining Honeypark 242dlrcoco | County Development Plan 2022-2028
Source Dún Laoghaire-Rathdown County Council: Dún Laoghaire-Rathdown County Development Plan 2022–2028 – Written Statement (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.