Development plan · Fingal County Council
Fingal Development Plan 2023–2029 – Written Statement (Consolidated)
The council's development plan written statement: its strategy, policies, objectives and development standards.
Fingal County Council · 2023–2029 · 662 pages
Ask this document
Answers come only from the text of Fingal Development Plan 2023–2029 – Written Statement (Consolidated), each claim linked to its page. They are not advice; check the page itself.
Free, with a daily limit.
- SUSTAINABLE PLACEMAKING AND QUALITY HOMES131FINGAL DEVELOPMENT PLAN 2023-2029 Policy SPQHP29 – Housing for All Support the initiatives proposed under Housing for All – A New Housing Plan for Ireland in providing for Fingal’s requirements for social affordable and cost-rental housing provision within Fingal, including with a focus on the development of publicly owned sites with support from state agencies where appropriate and the preparation of Local Authority Delivery Action Plans. Policy SPQHP30 – Social, Affordable and Cost Rental Housing Promote the provision of social, affordable and cost rental housing in accordance with the Fingal County Council Housing Strategy, Part V of the Planning and Development Act 2000, (as amended) by the Affordable Housing Act 2021 and government policy as outlined by the Department of Housing Local Government and Heritage Housing for All – A new Housing Plan for Ireland to 2030. Policy SPQHP31 – Housing Type and Tenure Support Local Authorities, Approved Housing Bodies and other sectoral agencies in the provision of a greater diversity of housing type and tenure including social and affordable housing and explore new models of low-cost rental and affordable home ownership. Policy SPQHP32 – Build to Rent The Council will facilitate the provision of Build-to-Rent Accommodation in suitable locations within Fingal in accordance with the provisions of Sustainable Urban Housing: Design Standards for New Apartments 2020. Policy SPQHP33 – Applications for Build to Rent Schemes Applications for BTR schemes shall be required to be accompanied by an assessment of other permitted BTR developments in the vicinity (3km) of the site including a map showing all such facilities to demonstrate that the development would not result in the overconcentration of one housing tenure in a particular area. In assessing the matter of overconcentration, the Planning Authority will have regard to factors such as: ¨ The number and scale of other permitted BTR development in the vicinity (3km) of the site, ¨ The household tenure and housing type of existing housing stock in the approximate vicinity (3km) of the site and ¨ The proximity of the proposal to high-capacity public transport stops and interchange (such as DART, MetroLink, LUAS and BusConnects). 3.5.10 Housing Typologies in Fingal 3.5.10.1 Apartments, Houses and Adaptable Homes A suitable mix of housing types should be provided in new residential areas to meet the needs of residents. The provision of quality housing which is suitable for citizens throughout their lives and adaptable to people’s changing circumstances is fundamental to creating compact towns and villages. Housing, whether
- SUSTAINABlE PlACEMAkING AND QUAlITy hOMES 132FINGAL DEVELOPMENT PLAN 2023-2029 apartments, traditional houses or otherwise, should be adaptable to the life stage of its occupants. The needs of different family units vary considerably such as elderly couples, single individuals and family units. However, the basic structure of the home should be easily adaptable to accommodate these different life stages. Residential and mixed-use developments should include a range of house sizes and types to allow people to remain in an area at every stage of their lives, if they so wish. This includes housing adaptation and additional housing typologies providing housing options for elderly occupants who may wish to have their housing needs met in a more tailored manner. This may include ‘right-sizing’ opportunities and Fingal County Council will examine proposals to undertake a pilot study in relation to such housing options. Integrated housing and community developments in appropriate locations, close to community infrastructure, services and transport links can add significantly to the range of accommodation options available, including independent and assisted living which can cater more adeptly for the medical needs of residents. While more traditional house development continues to be the predominant form of housing type in Fingal, there is evidence to suggest that this is changing particularly in the Dublin City Area and Suburbs. Data collated as part of the 2016 Census regarding private households in Fingal indicates that of 292,989 households, 14% resided in flat/apartments or bed-sits. This figure is expected to rise in the future as housing typologies within the County change and expand and as more apartments become available. This is in line with national forecasts and ensures consistency with national and regional planning policy regarding consolidation of the urban form. Future development of strategic residential lands and transport corridors within the Dublin Metropolitan area is likely to provide for higher densities and choice of housing. It is important that in providing apartment schemes, design standards encourage a wider demographic profile which actively includes families and older members of the population. This has numerous benefits including the establishment of diverse and balanced communities as well as providing opportunities to down-size and to right-size. To ensure success, apartment living requires schemes to be designed as an integral part of the neighbourhood in which they are located and it is the policy of Fingal County Council to ensure that planning applications for apartments have regard to the relevant Guidelines for apartment development and sustainable communities including the DEHLG Guidelines on Quality Housing for Sustainable Communities – Best Practice Guidelines for Delivering Homes Sustaining Communities 2007 and Sustainable Urban Housing: Design Standards for New Apartments 2020. 3.5.10.2 Care Facilities Residential Care Home The term ‘residential care home’ refers to several diverse types of property in which accommodation is provided for people in need of care for assorted reasons. The occupants, usually in single rooms, have access to on-site care services. Care can be provided on a 24-hour basis or partial care depending on the person’s needs. Retirement Home A ‘retirement home’ is a multi-residence housing facility intended for older persons. The usual pattern is that each person or couple in the home has an apartment style room or suite of rooms. Additional facilities are provided within the building. Often this includes facilities for meals, gathering, recreation, and some form of health or hospice care.
- SUSTAINABLE PLACEMAKING AND QUALITY HOMES133FINGAL DEVELOPMENT PLAN 2023-2029 Nursing Home A ‘nursing home’ is a facility for the care (usually long-term) of patients who do not require hospital care but are not able to remain at home. Today, nursing homes have a more active role in health care, helping patients prepare to live at home or with a family member when possible. They help conserve expensive hospital facilities for the acutely ill and improve the prospects of the chronically disabled. A retirement home differs from a nursing home primarily in the level of medical care given. Retirement Village A ‘retirement village’ is a complex containing separate and independent homes for residents that are intended to be predominantly or exclusively occupied by retired persons who have entered into contracts with the operator of the complex. The presumption for such retirement villages is that they are located within an urban setting so that services and facilities are accessible. Policy SPQHP34 – Care Facilities Promote the provision of high-quality residential care homes, retirement homes, nursing homes and retirement villages within Fingal. Objective SPQHO27 – Location of Care Facilities Require that residential care homes, retirement homes, nursing homes, retirement villages and sheltered accommodation be located in towns and villages for reasons of sustainability, accessibility, social inclusion, and proximity to the availability of services, except where a demonstrated need to locate in a rural environment because of the nature of the care required can be clearly established. Objective SPQHO28 – Character of Area and Compatibility with Care Facility Uses Consider the existing (and anticipated) character of the area in which a proposed residential care home, retirement home, nursing home or sheltered accommodation is to be located and the compatibility of the use to such an area. Objective SPQHO29 – High Standard of Care Facilities Ensure that proposals for care homes, retirement homes, nursing homes, retirement villages and sheltered housing provide for a range of social and care facilities for the use of residents and that such schemes provide for appropriate levels of accessible green outdoor space, finished to a high standard and available for use by residents. 3.5.11 Quality of Residential Development 3.5.11.1 Design Standards The provision of a mix and range of housing types is essential to accommodate the housing needs and expectations of the County’s residents. Mixed and inclusive communities, which offer a choice of housing and lifestyles, have been proven to provide several community benefits. Social housing should be integrated with private housing. Designing new residential areas at appropriate densities with a range of house types and
- SUSTAINABlE PlACEMAkING AND QUAlITy hOMES 134FINGAL DEVELOPMENT PLAN 2023-2029 room sizes is a key factor in achieving sustainable and successful communities which have a sense of identity and community pride. The Guidelines for Planning Authorities on Sustainable Residential Development in Urban Areas, DHPLG 2009 require that new homes offer a high level of amenity, privacy, security and energy efficiency. Standards in relation to the quality of residential development including private open space, dwelling unit sizes, privacy and aspect are set out under Chapter 14 Development Management Standards while public open space is addressed in Chapter 4 Community Infrastructure and Open Space. 3.5.11.2 Energy Efficiency in Buildings Careful consideration should also be given to the adaptability of buildings over time, to enable the building stock to be retrofitted or refurbished to meet higher energy efficiency standards in the future. Further objectives in relation to energy efficiency, climate change and provision of sustainable buildings are outlined in Chapter 5 Climate Action. 3.5.11.3 Density Fingal County Council will support higher densities in appropriate locations in accordance with the NPF, RSES and Guidelines issued under Section 28 of the Planning and Development Act 2000, (as amended). The achievement of higher densities ensures the efficient use of land and promotes compact consolidated development in line with national and regional planning policy. This ensures sustainable travel and settlement patterns, enhanced vibrancy and economic vitality of urban and villages centres while ensuring return on investment in key public transport initiatives. Density is not the sole determinant in achieving appropriate consolidation, and it is important that the scheme is respectful of its context, the nature and character of the surrounding area and has regard to prevailing patterns of development locally. The approach must be plan led, incorporating a high-quality urban design and ultimately contribute positively to the urban fabric of the area. In determining densities, regard should be given to Guidelines for Planning Authorities on Sustainable Residential Development in Urban Areas 2009 and its companion document Urban Design Manual – A Best Practice Guide. Policy SPQHP35 – Quality of Residential Development Promote a high quality of design and layout in new residential developments at appropriate densities across Fingal, ensuring high-quality living environments for all residents in terms of the standard of individual dwelling units and the overall layout and appearance of developments. Residential developments must accord with the standards set out in the Guidelines for Planning Authorities on Sustainable Residential Development in Urban Areas, DEHLG 2009 and the accompanying Urban Design Manual – A Best Practice Guide and the Sustainable Urban Housing; Design Standards for New Apartments (DHLGH as updated 2020) and the policies and objectives contained within the Urban Development and Building Heights Guidelines (December, 2018). Developments should be consistent with standards outlined in Chapter 14 Development Management Standards. Objective SPQHO30 – Rainwater Harvesting Ensure residential new builds include the provision of infrastructure for the harvesting of rainwater where it is feasible and cost-effective.
- SUSTAINABLE PLACEMAKING AND QUALITY HOMES135FINGAL DEVELOPMENT PLAN 2023-2029 Objective SPQHO31 – Variety of Housing Types Encourage the creation of attractive, mixed use and sustainable residential communities which contain a wide variety of housing and apartment types, sizes, tenures and typologies in accordance with the Fingal Housing Strategy, the HNDA with supporting community facilities, amenities and services. Objective SPQHO32 – Property Management Promote efficient and effective property management to ensure the satisfactory security, maintenance and upkeep of communal areas. Objective SPQHO33 – New Residential Development and Energy Efficiency Ensure new residential development incorporates energy efficiency measures and promotes innovative renewable energy opportunities, for example by passive solar design, natural ventilation, and vegetation (green roofs etc) on buildings and makes most effective and sustainable use of water, aggregates and other resources. Objective SPQHO34 – Integration of Residential Development Encourage higher residential densities where appropriate ensuring proposals provide for high quality design and ensure a balance between the protection of existing residential amenities and the established character of the surrounding area with a target minimum amount of 15% (except in cases where the developer can demonstrate that this is not possible, in which case the 12% to 15% range will apply) amount of green space, tree coverage and public space associated with every residential area. 3.5.12 Private, Semi-Private and Public Open Space In meeting the amenity requirements of residents, appropriate levels of private, semi-private and communal open space must be achieved in new residential developments and in assessing proposals regarding the extension of existing residential schemes. It is also important that new development does not negatively impact the private open space amenities enjoyed by adjacent developments. All residential units, be they traditional housing or multi-unit apartment schemes are required to provide private open space to serve residents. Schemes incorporating apartments and duplexes where limited private open space may be available may be augmented by high quality, accessible semi-private/communal open spaces. This may take many forms including roof gardens and courtyards provided the space is of a sufficiently high standard to cater for the residential amenity of residents. Consideration may be given by the Council to the inclusion of civic spaces within overall open space quantum calculations, but only in instances where the space proposed is of a size and layout suitable to cater for civic events, is of an exceptionally high standard of finish, including planting of large trees and associated landscaping and does not fulfil ancillary functions associated with commercial or other land uses, e.g car parking, servicing, etc. In certain instances and on a case-by-case basis, quantitative standards in relation to private and communal open space may be relaxed when considering small scale residential schemes within town and village centres. This will only be considered subject to the development proposal meeting all qualitative standards,
- SUSTAINABlE PlACEMAkING AND QUAlITy hOMES 136FINGAL DEVELOPMENT PLAN 2023-2029 demonstrating an exceptionally high-quality of the design and finish and its contribution to achieving consolidation of the urban fabric and enhancement of the streetscape. Public and Private Open Space, including quantitative and qualitative standards are examined in detail respectively in Chapter 4 Community Infrastructure and Open Space and in the Development Management Standards set out in Chapter 14. Policy SPQHP36 – Private and Semi-Private Open Space Ensure that all residential development within Fingal is provided with and has access to high quality private open space and semi-private open space (relative to the composition of the residential scheme) which is of a high-quality design and finish and integrated into the design of the residential development. Policy SPQHP37 – Open Space Hierarchy Ensure that all residential development in Fingal is served by a clear hierarchy and network of high quality public open spaces providing for active and passive recreation purposes which is easily accessible and integrated with local communities. Objective SPQHO35 – Private Open Space Require that all private open spaces for houses and apartments/duplexes including balconies, patios, roof gardens and rear gardens are designed in accordance with the qualitative and quantitative standards set out set out in Chapter 14 Development Management Standards. Objective SPQHO36 – Public open Space Public open space provision in new residential developments must comply with the quantitative and qualitative standards set out in Chapter 14 Development Management Standards. 3.5.13 Compact Growth, Consolidation and Regeneration The Council, in line with national and regional planning policies and objectives seeks to promote the regeneration of Fingal’s towns and villages by making better use of under-used land and buildings within the existing built-up urban footprint and to drive the delivery of quality housing and increased housing options. This may be achieved in several ways and by projects of varying scale including small residential extensions, subdivision of large gardens to accommodate infill development and where appropriate, backland development opportunities. Larger consolidation projects may include the reuse/re-purposing of extensive brownfield sites for residential purposes/mixed-use purposes or repurposing vacant commercial premises for alternative uses. The benefits accruing do not relate solely to the individual site or building but can result in multiple benefits to the wider area including enhancement to the public realm, creation of new public open spaces and with good quality architectural design, significant visual improvements for the streetscape. Particularly in key town and village locations, the re-purposing of brownfield, under-utilised or vacant sites can result in additional housing options and typologies, including the introduction of residential use above commercial premises facilitating ‘step-down’, ‘right-sizing’ and sheltered housing options where community
- SUSTAINABLE PLACEMAKING AND QUALITY HOMES137FINGAL DEVELOPMENT PLAN 2023-2029 services, retail provision and public transport are locally accessible. This in turn increases the vibrancy of our towns and villages and compliments the Town Centre First: A Policy Approach for Irish Towns addressed earlier. Special attention to design and in particular, impacts on neighbouring properties should be addressed and the design principles established under the Guidelines for Planning Authorities on Sustainable Residential Development in Urban Areas DEHLG 2009 should be followed. Chapter 14 Development Management Standards should be consulted in relation to residential and mixeduse consolidation proposals. Policy SPQHP38 – Compact Growth, Consolidation and Regeneration Promote compact growth in line with the NPF and RSES through the inclusion of specific policies and targeted and measurable implementation measures that: ¨ Encourage infill/brownfield development ¨ Focus growth on the County’s designated strategic development areas identified in the Metropolitan Area Strategic Plan ¨ Promote increased densities along public transport corridors. Policy SPQHP39 – Co-Ordinated Development Promote residential development addressing shortfalls in housing provision and meeting target guidance figures through a co-ordinated planned approach to developing appropriately zoned lands at key locations including regeneration areas, vacant and underutilised sites. Policy SPQHP40 – Upper Floor Use Support proposals to introduce residential use on upper floors of appropriate commercial buildings in Town Centre, Small Town and Village Centres and Local Centres, subject to the achievement of prescribed development standards set out in Chapter 14 Development Management Standards in order to revitalise the social and physical character of the area. Objective SPQHO37 – Residential Consolidation and Sustainable Intensification Promote residential consolidation and sustainable intensification at appropriate locations, through the consolidation and rejuvenation of infill/brown-field development opportunities in line with the principles of compact growth and consolidation to meet the future housing needs of Fingal. Objective SPQHO38 – Residential Development at Sustainable Densities Promote residential development at sustainable densities throughout Fingal in accordance with the Core Strategy, particularly on vacant and/or under-utilised sites having regard to the need to ensure high standards of urban design, architectural quality and integration with the character of the surrounding area. Objective SPQHO39 – New Infill Development New infill development shall respect the height and massing of existing residential units. Infill development shall retain the physical character of the area including features such as boundary walls, pillars, gates/gateways, trees, landscaping, and fencing or railings.
- SUSTAINABlE PlACEMAkING AND QUAlITy hOMES 138FINGAL DEVELOPMENT PLAN 2023-2029 Objective SPQHO40 – Development of Corner or Wide Garden Sites Favourably consider proposals providing for the development of corner or wide garden sites within the curtilage of existing dwellings in established residential areas subject to the achievement of prescribed standards and safeguards set out in Chapter 14 Development Management Standards. Objective SPQHO41 – Refurbishment and Refitting of Existing Buildings Promote measures to reduce vacancy and underuse of existing building stock and to support the refurbishment and retrofitting of existing buildings. Objective SPQHO42 – Development of Underutilised Infill, Corner and Backland Sites Encourage and promote the development of underutilised infill, corner and backland sites in existing residential areas subject to the character of the area and environment being protected. Objective SPQHO43 – Contemporary and Innovative Design Solutions Promote the use of contemporary and innovative design solutions subject to design respecting the character and architectural heritage of the area. Objective SPQHO44 – Retention, Retrofitting and Retention of Existing Dwellings The Council will encourage the retention and retrofitting of structurally sound, habitable dwellings in good condition as opposed to demolition and replacement and will also encourage the retention of existing houses, such as cottages, that, while not Protected Structures or located within an ACA, do have their own merit and/or contribute beneficially to the area in terms of visual amenity, character or accommodation type. 3.5.13.1 Residential Extensions The need for people to extend and renovate their dwellings is recognised and acknowledged. Extensions will be considered favourably where they do not have a negative impact on adjoining properties or on the nature of the surrounding area. Policy SPQHP41 – Residential Extensions Support the extension of existing dwellings with extensions of appropriate scale and subject to the protection of residential and visual amenities. Objective SPQHO45 – Domestic Extensions Encourage sensitively designed extensions to existing dwellings which do not negatively impact on the environment or on adjoining properties or area. 3.5.13.2 Family Flats Family flats are a means of providing additional accommodation with a level of independence for an undefined temporary period of time. Family flats allow for semi-independent accommodation for an immediate family member (dependent on the main occupants of the dwelling). Applications for family flats will be considered favourably subject to criteria set out in Chapter 14 Development Management Standards.
- SUSTAINABLE PLACEMAKING AND QUALITY HOMES139FINGAL DEVELOPMENT PLAN 2023-2029 Policy SPQHP42 – Family Flats Support the provision of family flats on suitable sites within established residential areas subject to specific design criteria. Objective SPQHO46 – Family Flats Ensure family flats: ¨ Are for a member of the family with a demonstrated need. ¨ When no longer required for the identified family member, are incorporated as part of the main unit on site. ¨ Do not exceed 75 sq m in floor area. ¨ Comply with the design criteria for extensions, as above. 3.5.14 Areas of Disadvantage and Derelict Sites While Fingal may be the second most affluent Local Authority area in the country, pockets of disadvantage are found scattered throughout the area. The Pobal Deprivation index 2016 classified five small areas in Fingal as being ‘very disadvantaged’ three in the Blanchardstown area and two in the Balbriggan area. Other areas within our larger urban centres are classified as being ‘disadvantaged’, just under half of these were in the Blanchardstown area in western Fingal with Balbriggan and Swords following as the areas that contained the largest numbers of areas classified as disadvantaged. In addition to improving the quality of the public realm, the careful reuse and regeneration of vacant sites has a significant rejuvenating role to play in supporting disadvantaged areas as part of a multi-layered approach to rejuvenation. The Council will continue to utilise its own capital resources as well as funding streams under Project Ireland 2040, including the Urban and Rural Regeneration and Development Fund (URDF & RRDF) to support regeneration and sustainable development within Fingal. 3.5.14.1 Vacant Sites Levy – Residential and Regeneration Lands Fingal maintains a Vacant Sites Register as required under the Urban Regeneration and Housing Act 2015, (as amended) and will continue to implement a Vacant Sites Levy to ensure that appropriate sites are brought into use for employment, residential or other suitable use, offering opportunities for regeneration and renewal. The Urban Regeneration and Housing Act sets out two broad categories of vacant land which the levy may apply to; lands being zoned primarily for residential purposes and lands in need of regeneration. Lands zoned residential or primarily residential purposes which have the capacity to deliver residential development – RA and RS are subject to the provisions of the levy while lands zoned LC and TC mixed use zonings are included for the purposes of lands in need of regeneration as they play a critical role in the provision of sustainable neighbourhoods with the renewal of key sites. MC and GE zoned lands are also included given the opportunities for renewal and regeneration presented. 3.5.14.2 Residential Zoned Land Tax To encourage the activation of zoned and serviced land for residential development and in order to increase housing supply, Budget 2022 introduced the Zoned Land Tax (ZLT). The tax, which has a two-year
- SUSTAINABlE PlACEMAkING AND QUAlITy hOMES 140FINGAL DEVELOPMENT PLAN 2023-2029 lead time, will replace the current Vacant Site levy and will come into effect in 2024. The zoned Land Tax will apply to land which is serviced and zoned for residential development or for mixed use land zoning where residential development is permitted, regardless of size. Maps identifying suitable sites will be prepared by the Local Authority. The Vacant Sites levy will continue to apply in the interim period. 3.5.14.3 Land Development Agency Fingal will continue to work with the Land Development Agency (LDA) to assist in the regeneration and development of public lands to increase housing supply within Fingal. Policy SPQHP43 – Areas in Need of Renewal Identify and secure the redevelopment and regeneration of areas in need of renewal and promote measures to reduce vacancy and underuse of key properties within town and village centres within the County. Policy SPQHP44 – Inclusiveness Create a greater sense of inclusiveness in communities by developing and implementing strategies that will generate more jobs and increase tenure diversity in areas that are socially deprived. Objective SPQHO47 – Vacant Sites Levy Implement the Vacant Sites Levy for all vacant development sites in the County and update and make available a Register of Vacant Sites, as per the requirements of the Urban Regeneration and Housing Act 2015, or any superseding Act. Objective SPQHO48 – Urban Regeneration and Development Fund The Council will continue to identify and secure funding including from the Urban Regeneration and Development Fund to promote the sustainable regeneration and development of key areas identified for renewal within the County. Objective SPQHO49 – Publicly Owned Land and the LDA Continue to work in partnership with the Land Development Agency to make more effective use of publicly owned land to accelerate regeneration and meet the projected housing needs over the lifetime of the plan to provide a stable sustainable supply of housing. 3.5.15 Housing in Rural Fingal It is recognised that much of the demand for one-off housing is urban generated. This can result in unsustainable patterns of development, detracting from this important reserve and placing excessive strain on the receiving environment. Both the NPF and RSES, with reference to NPO 19 and RPO 4.80 respectively require that a distinction is made between areas under urban influence i.e., within the commuter catchment of cities and large centres of employment and ensure that in these areas the provision of single houses in the open countryside is based on the core consideration of demonstrable economic or social need to live in a rural area, and compliance with statutory Guidelines and plans, having regard to the viability of smaller
Source Fingal County Council: Fingal Development Plan 2023–2029 – Written Statement (Consolidated) (2023–2029) · 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.