Fingal Development Plan 2023–2029 – Written Statement (Consolidated)

1. Page 531

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   DEVElOPMENT MANAGEMENT STANDARDS 531FINGAL DEVELOPMENT PLAN 2023-2029 ¨ Consider shopfront proportions and materials relative to the building overhead and the rest of the street. ¨ Consider fascia proportion and fascia signage – hand painted signage or individually mounted lettering is preferable. ¨ Projecting signs, banners and sandwich boards clutter a streetscape and should be avoided. ¨ Canopies should be incorporated within the design of the shopfront with the blind box recessed. ¨ Security shutters, if required, should be located behind the shopfront display and should be see-through in all cases. External security shutters should be avoided. ¨ Prevent the use of film or screening that obscures the glazed area of a shopfront window. ¨ No amplified music or other sound should be broadcast from any premises. Any such sounds within a premises should be controlled to be inaudible from adjoining premises or at 2 metres from the frontage. ¨ The night-time appearance of the street is important. Careful management of security shutters is required. The provision of external roller shutters is not acceptable to either new or existing shopfronts. Mesh type security shutters should be positioned behind the window glazing in the interest of visual amenity. ¨ The shutter box associated with a security grille should be concealed behind the fascia of a shopfront. ¨ Alarm boxes and wiring should be sensitive in design and located carefully on the façade of a building so as not to detract from a shopfront. ¨ Redundant cabling, security boxes and electronic equipment should be removed from shopfronts and buildings. ¨ Shopfronts should be designed to cater for mobility impaired persons and those with prams/pushchairs. Shopfronts must comply with Part M of the Building Regulations. Level access should be provided where possible. Shop entrances should be legible for the visually impaired, through measures such as use of colour contrasting. ¨ The removal of street doors giving separate access to upper floors will not be permitted unless alternative separate access is provided. Objective DMSO7 – Guidance for Shopfront Design Produce guidance for quality shopfront designs for designated locations throughout the County. Objective DMSO8 – Contemporary Shopfront Design Ensure new shopfront designs respect the character and architectural heritage of the existing streetscape. Encourage, where appropriate, the use of contemporary shop front design, ensuring the design, materials and proportion of the shopfront are appropriate and respect the scale and fabric of the building and / or street of which they form part. Objective DMSO9 – Prevent the Use of Film / Screening in Shopfront Windows Prevent the use of film or screening that obscures the glazed area of a shopfront window where it negatively impacts upon the streetscape. Objective DMS010 – Corporate Logos, Lighting, Design and Colour Ensure that corporate logos, lighting, designs and colours are not used at the expense of the streetscape.

2. Page 532

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   DEVElOPMENT MANAGEMENT STANDARDS 532FINGAL DEVELOPMENT PLAN 2023-2029 Objective DMSO11 – Placement of Security Shutters Require that security shutters on new shopfronts are placed behind the window glazing and are transparent and encourage the use of transparent security shutters in all existing shopfronts having regard to a history of vandalism. 14.4.6 Other Signage The presence and location of signage can have a major impact on the visual amenity of an area. Poorly positioned and unnecessary signage can reduce the overall visual quality of an area. Particular attention will be paid to the design and location of new advertising in those areas where the Council intends to implement Framework Plans to maximise the potential environmental benefits of such schemes. Advertising signage, where permitted, should be simple in design, sympathetic to its surroundings, non-illuminated and not unduly obtrusive. The Council aims to reduce the amount of fixed structure signage and to ensure that unauthorised and redundant signage and advertisements are removed. Objective DMSO12 – Evaluation of Signage Proposals Evaluate signage proposals in relation to the surroundings and features of the buildings and structures on which signs are to be displayed, the number and size of signs in the area (both existing and proposed) and the potential for the creation of undesirable visual clutter. Objective DMSO13 – Use of Irish and English Language in new Signage Encourage any new cultural, community and civic signage around the County to be displayed both in the Irish and English languages. Objective DMSO14 – Energy Reduction Measures in Advertising Structures Demonstrate energy reduction measures in new and replacement advertising structures. Objective DMSO15 – Billboard and Large Advertising Structures Resist new billboard and other large advertising structures and displays. Objective DMSO16 – Unauthorised Advertisements and Signage Take enforcement measures so as to secure the removal of un-authorised advertisements from private property and to remove un-authorised advertisements from public areas. Where appropriate the Council will use the powers available under Section 209 of the Planning and Development Act, 2000 (as amended), to repair, tidy or remove advertisements structures or advertisements, or use the provisions of the Litter Pollution Act.

3. Page 533

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   DEVElOPMENT MANAGEMENT STANDARDS 533FINGAL DEVELOPMENT PLAN 2023-2029 14.4.7 Street Furniture The provision of street furniture, including tables and chairs on public footpaths may be subject to license by the Planning Authority under Section 254 of the Planning and Development Act 2000 (as amended). Such seating areas should not obstruct ease of movement by pedestrians, including those with mobility impairments, the young, or persons using buggies/prams. Barriers around such seating areas should be of a suitable material, lightweight and easily demountable. Street furniture may also include other pieces of equipment such as seating, planters, litter bins, phone boxes, lamp posts, bus shelters and notice boards. It is important that the location of such installations is carefully considered and has a coordinated approach in order to avoid over proliferation or give rise to possible obstruction. Where street furniture becomes obsolete or is no longer fit for purpose it should be removed. 14.4.8 Building Lines In achieving a high quality of design within the public realm, the Council will seek to ensure that development is not carried out in front of established building lines, or in a position that would conflict with a building line. The form and pattern of extant development and relationship to existing building lines should also be considered in all new proposals. 14.4.9 Utility Facilities The quality and finish of the public realm, and the achievement of successful spaces may be eroded by the inappropriate siting of utility facilities such as electricity substations and telecommunications equipment, especially those located to the front and side of buildings. While recognising that utility facilities are necessary, their siting should be incorporated at an early stage of the design process with collaboration between utility providers in sensitively locating such facilities. Objective DMSO17 – Location of New Utility Structures Where possible, new utility structures such as electricity substations and telecommunication equipment cabinets should not be located adjacent or forward of the front building line of buildings or on areas of open space. Objective DMSO18 – High Quality Design of New Utility Structures Require new utility structures such as electricity substations and telecommunication equipment cabinets to be of a high-quality design and to be maintained to a high standard by the relevant service provider.

4. Page 534

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   DEVElOPMENT MANAGEMENT STANDARDS 534FINGAL DEVELOPMENT PLAN 2023-2029

5. Page 535

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   DEVElOPMENT MANAGEMENT STANDARDS 535FINGAL DEVELOPMENT PLAN 2023-2029 14.5 Consolidation of the Built Form: Design Parameters 14.5.1 Achieving Consolidation A cross-cutting theme of this Plan focuses on the achievement of consolidated development within existing settlements across Fingal and the many benefits arising from this approach. This is addressed in particular in Chapter 3 Sustainable Placemaking and Quality Homes and supported by the findings of the Urban Capacity Study 2021. Consolidation may be achieved through the re-use and/or repurposing of previously developed, under-utilised, vacant or derelict properties and sites within existing development boundaries. Brownfield sites offer one such opportunity and comprise previously developed land that is not currently in use but which fulfilled a previous function and is now available for re-development purposes. Similarly, infill development opportunities or gap sites between existing buildings of varying extent also offer opportunities to consolidate existing development and to enhance streetscapes. NPO 35 of the NPF seeks to increase residential density in settlements, through a range of measures including reductions in vacancy, re-use of existing buildings, infill development schemes, area or site-based regeneration and increased building heights. The development of small infill sites in urban centres provides significant scope for well-designed residential development, including opportunities for older members of the community to avail of appropriately sized housing options in town centre locations with the benefits of proximity to community infrastructure, services, transport links and recreational amenities. Table 14.3: Brownfield Opportunities and Regeneration Brownfield Opportunities and Regeneration The Planning Authority will seek to ensure that the following parameters are incorporated into proposals for the redevelopment of brownfield sites, regeneration sites and areas of renewal to ensure consolidated development in Fingal’s town and village settlements. ¨ Encourage development which provides for a quality design aesthetic which respects and enhances its context and integrates with its surroundings. ¨ Development proposals shall respect the architectural character of their surroundings and contribute to the enhancement of the public realm. ¨ Proposed developments shall consider the height, massing and urban grain of adjacent properties and employ similar or complementary architectural language to its context. ¨ Promote the use of appropriate residential densities. ¨ Utilise appropriate external finishing materials in façade treatments, shop front design and lighting installations. ¨ Ensure the use of high-quality materials in all hard and soft landscaping, preserving existing site features and incorporating into the proposed schemes where appropriate. ¨ Promote active street frontage in all developments. ¨ Encourage universal access. ¨ Provide an appropriate mix of uses including retail, residential, recreational, cultural, and community to improve, enhance and extend the range of uses and facilities in an area. ¨ Where possible and where of an appropriate scale, prioritise pedestrian and cycle permeability and connectivity through the site. ¨ Promote lifetime adaptable homes. ¨ Encourage utilisation of brownfield sites within the built-up footprint of existing settlements.

6. Page 536

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   DEVElOPMENT MANAGEMENT STANDARDS 536FINGAL DEVELOPMENT PLAN 2023-2029 Table 14.4: Infill Development Infill Development Infill Development presents unique opportunities to provide bespoke architectural solutions to gap sites and plays a key role in achieving sustainable consolidation and enhancing public realms. Proposals for infill development will be required at a minimum to: ¨ Provide a high-quality design response to the context of the infill site, taking cognisance of architectural form, site coverage, building heights, building line, grain, and plot width. ¨ Examine and address within the overall design response issues in relation to over-bearance, overlooking and overshadowing. ¨ Respect and compliment the character of the surrounding area having due regard to the prevailing scale, mass, and architectural form of buildings in the immediate vicinity of the site. ¨ Provide a positive contribution to the streetscape including active frontage, ensuring that the impacts of ancillary services such as waste management, parking and services are minimised. ¨ Promote active street frontages having regard to the design and relationship between the public realm and shopfronts of adjacent properties. Additional detailed guidance on corner/infill development in established residential areas is provided in Section 14.10.1 below. 14.5.2 Building Density The Plan promotes compact growth and consolidation of Fingal’s large urban areas, towns and villages and will support appropriate densities as expressed in national and regional policies NPF, RSES and the Section 28 Guidelines. In complying with national guidance, development proposals must also be cognisant of and respect the character, context and architectural qualities of the surrounding area and seek to ensure in all instances a high-quality architectural response to site development. 14.5.3 Building Heights National policies with respect to the achievement of consolidation, increased densities and long-term strategic development are supported by guidance on building height including Urban Development and Building Heights – Guidelines for Planning Authorities 2018. The Guidelines require that increased building height be considered in all urban contexts, subject to ensuring the highest standards of urban design, architectural quality and place-making outcomes. Applications for development proposals which include buildings of increased height and density should clearly demonstrate the suitability and positive impacts of the proposal with reference to the receiving environment, including justification for the height strategy proposed. This includes a demonstration of compliance with the 4 no. Specific Planning Policy Requirements (SPPR’s) contained within the Guidelines and summarised below. Table 14.5: Urban Development and Building Heights – Guidelines for Planning Authorities 2018 Specific Planning Policy Requirements SPPR1 Support increased building height and density in locations with good public transport accessibility, particularly town/ city cores. Increased building height will be actively pursued for both redevelopment, regeneration and infill development to secure the objectives of the National Planning Framework and Regional Spatial and Economic Strategies and shall not provide for blanket numerical limitations on building height.

7. Page 537

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   DEVElOPMENT MANAGEMENT STANDARDS 537FINGAL DEVELOPMENT PLAN 2023-2029 SPPR2 Ensure appropriate mixtures of uses, such as housing and commercial or employment development, are provided for in statutory plan policy. Mechanisms such as block delivery sequencing could be utilised to link the provision of new office, commercial, appropriate retail provision and residential accommodation. SPPR3 Where a development proposal complies with Guidance criteria and the assessment of the Planning Authority concurs, the Planning Authority may approve such development, even where specific objectives of the relevant development plan or local area plan may indicate otherwise, taking account of the wider strategic and national policy parameters set out in the National Planning Framework. Undertake a review of the existing planning schemes to ensure that the Building Heights criteria are fully reflected in the scheme. SPPR4 Secure minimum densities on greenfield or edge of city/town locations for housing purposes as required under Sustainable Residential Development in Urban Areas 2007, ensure a greater mix of building heights and typologies in planning for the future development of suburban locations; and avoid mono-type building typologies (e.g. two storey or own-door houses only), particularly, but not exclusively so in any one development of 100 units or more. This process of analysis shall be considered in conjunction with the provisions set out in the Guidelines for Planning Authorities on Sustainable Residential Development in Urban Areas 2009 and Urban Design Manual – A Best Practice Guide 2009. 14.5.4 Living Over the Shop In encouraging the residential use of the upper floors of commercial properties in established retail/ commercial areas, the Council will consider possible dispensations from normal standards to facilitate ‘Living- Over-The-Shop’ developments, which facilitate re-use of vacant floor space and contribute positively to town and village centre renewal. The Council will encourage Living Over the Shop subject to the suitability of the location, the impact of the development on the streetscape or on adjacent properties and where it can be satisfactorily demonstrated that the internal design and overall layout and standard of accommodation is of a high quality. Fingal County Council will, over the period of this Plan, set meaningful and achievable targets to ensure the reuse of vacant over the shop floor space for residential use. 14.6 Design Criteria for Residential Development in Fingal The following sets out the general requirements for residential development in Fingal, including standards for new apartment development and housing. Guidance is also provided in relation to other aspects of residential development including extensions to existing dwelling houses, ancillary accommodation needs e.g. family flats and guidance supporting small scale residential infill. Specific criteria is also set out in relation to specialised housing types including Build to Rent, Student Accommodation and Care Facilities.

8. Page 538

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   DEVElOPMENT MANAGEMENT STANDARDS 538FINGAL DEVELOPMENT PLAN 2023-2029 NPO 13 of the NPF requires that in urban areas, planning and related standards, including in particular building height and car parking will be based on performance criteria that seek to achieve well-designed, high-quality outcomes in order to achieve targeted growth. These standards will be subject to a range of tolerance that enables alternative solutions to be proposed to achieve stated outcomes, provided public safety is not compromised and the environment is suitably protected. While the minimum standards will be sought in relation to refurbishment schemes, it is acknowledged that this may not always be possible, particularly in relation to historic buildings, ‘Living over the Shop’ projects and in certain urban infill developments. In some instances, and on a case-by-case basis, quantitative standards may be relaxed subject to the provision of excellent quality accommodation, and where the proposal secures compact growth, benefits from high quality transport links, is proximate to community infrastructure and renews underutilised building stock/sites. It must be satisfactorily demonstrated that the internal design and overall layout is closely aligned to the specific needs of occupants and proposals governing future management requirements are robust and enforceable. 14.6.1 Design and Layout As examined under Chapter 3, Fingal County Council recognises the significant role which high quality residential development plays in the achievement of healthy, happy sustainable communities. This Plan places an emphasis on meeting and exceeding minimum standards ensuring that the design and layout of individual dwelling units provides high quality homes to accommodate Fingal’s growing population. Applications for residential development are required to demonstrate compliance with room sizes, dimensions and overall floor areas set out in national guidance documents including: ¨ Quality Housing for Sustainable Communities – Best Practice Guidelines, 2007, ¨ Guidelines for Planning Authorities on Sustainable Residential Development in Urban Areas 2009 and Urban Design Manual – A Best Practice Guide 2009, ¨ Sustainable Urban Housing: Design Standards for New Apartments 2020. To demonstrate compliance with the housing and apartment standards set out below, all planning applications shall be accompanied by a ‘Schedule of Accommodation’ in line with the requirements of the Sustainable Urban Housing: Design Standards for New Apartments 2020. 14.6.2 Mix of Dwellings The Council will support the provision of a mix of housing within Fingal, creating a range of tenure and typology options and will discourage undue segregation and the over provision of a single tenure type. All residential schemes are required to provide for a mix which reflects existing, and emerging household formation, housing demand patterns and trends identified within the specific area of the site and/or within the County as a whole. Applications shall include: ¨ A dwelling mix providing a balanced range of dwelling types and sizes to support a variety of households. ¨ A detailed breakdown of the proposed unit type and size including a percentage split between one, two, three and four bedroom units.

9. Page 539

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   DEVElOPMENT MANAGEMENT STANDARDS 539FINGAL DEVELOPMENT PLAN 2023-2029 ¨ A statement outlining how the scheme has been designed to meet the needs of older people/ or persons with a disability and/or lifetime homes. ¨ On smaller infill sites, a mix of dwellings which contribute to the overall dwelling mix in the locality. 14.6.3 Residential Density In general, the density and number of dwellings to be provided within residential schemes should be determined with reference to Guidelines for Planning Authorities on Sustainable Residential Development in Urban Areas 2009. Development should also be consistent with the policies and objectives set out in Chapter 3 Sustainable Placemaking and Quality Homes and should promote appropriate densities, having regard to factors including the location of the site, accessibility to public transport and the principles of sustainability, compact growth and consolidation. 14.6.4 Residential Standards 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. Applications will be required to demonstrate compliance with the requirements set out in this chapter, and ensure that residential schemes are compliant in terms of room sizes, storage space, dimensions and overall floor areas set out in the: ¨ Quality Housing for Sustainable Communities – Best Practice Guidelines 2007, ¨ Guidelines for Planning Authorities on Sustainable Residential Development in Urban Areas 2009, ¨ the companion Urban Design Manual – A Best Practice Guide 2009, ¨ Sustainable Urban Housing: Design Standards for New Apartments 2020. Objective DMSO19 – New Residential Development Require that applications for residential developments comply with all design and floor area requirements set out in: ¨ Quality Housing for Sustainable Communities – Best Practice Guidelines 2007, ¨ Guidelines for Planning Authorities on Sustainable Residential Development in Urban Areas 2009, the companion Urban Design Manual – A Best Practice Guide, DEHLG 2009, ¨ Sustainable Urban Housing: Design Standards for New Apartments 2020. Objective DMSO20 – Schedule of Accommodation All planning applications for residential development shall be accompanied by a Schedule of Accommodation to demonstrate compliance with housing and apartment standards. Objective DMSO21 – Floor Plans for Residential Development Require that all planning applications for residential development include floor plans for each room indicating typical furniture layouts and door swings.

10. Page 540

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    DEVElOPMENT MANAGEMENT STANDARDS 540FINGAL DEVELOPMENT PLAN 2023-2029 14.6.5 Open Space Serving Residential Development In relation to Development Management, there are three categories of open space: Public Open Space, Communal Open Space and Private Open Space. The quantum, location and design of open space is addressed as part of the Development Management process and conditioned as part of a planning permission for development. Table 14.6: Open Space Categories Open Space Category Description Private Open Space Private open space is designed to serve individual residential units and its scale is dependent on the nature and scale of the residential unit in question. Such space will generally take the form of balconies and/or private gardens. Maintenance is the responsibility of the resident. Communal Open Space Communal open space is open space which is designated for the use of a designated set of residents within a development and is generally maintained by a Management Company. This type of open space is typical of apartment type residential developments but may also form part of some housing schemes. Access may be restricted to specific residents for their exclusive semi-private use. Public Open Space Public open space is accessible to the public at large and in general is intended to be ‘taken-in charge’ by the Local Authority, but in certain circumstances may be privately managed. Appropriate provision must be made for public open space within all new developments. In all instances where public open space is not provided a contribution under Section 48 will be required for the short fall. (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.) All applications for residential development are required to demonstrate the provision of private open space to serve the future requirements of the occupants of the unit. All multi-unit residential schemes are in addition, required to indicate all communal and public open space which will serve the scheme. Applicants shall at planning application stage (including Build to Rent schemes) provide a written schedule of all open space and shall submit a colour-coded drawing clearly indicating all areas of private, communal and public open space. The drawing should indicate (i) areas to be taken in charge by the Local Authority (ii) areas which will be within the private management of the homeowner and (iii) areas which will be the responsibility of a private management company. Full details of any short fall in provision shall also be stated. Public Open Space requirements are addressed in Chapter 4 and under Section 14.13 Open Space. 14.6.6 External Factors for Consideration 14.6.6.1 Daylight and Sunlight High levels of daylight and sunlight are essential to provide appropriate levels of residential amenity for residents and in ensuring that accompanying public realm areas including areas of outdoor space and seating

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