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

1. Page 551

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   DEVElOPMENT MANAGEMENT STANDARDS 551FINGAL DEVELOPMENT PLAN 2023-2029 In addition, when considering proposals for development within the curtilage of Protected Structures a proposed phasing agreement should be provided. A phasing schedule for any such development shall be submitted with a planning application. 14.9.2 Naming of Estates The naming of residential estates plays an important role in the identity of an area and ultimately in successful placemaking. It is important that the naming of streets and residential estates reflect the local placenames and local people of note, heritage, language or topographical features as appropriate and shall incorporate old placenames from the locality as much as possible and where appropriate shall be in Irish. The use of bi-lingual signage will be required. 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. Objective DMSO29 – Naming of Streets and Residential Estates Naming of streets and residential estates shall reflect the local placenames and local people of note, heritage, language or topographical features as appropriate and shall incorporate old placenames from the locality as much as possible and where appropriate shall be in Irish. The use of bi-lingual signage will be required. 14.9.3 Roads and Footpaths The design of streets in urban areas is guided by the Design Manual for Urban Roads and Streets (DMURS) and the DMURS Interim Advice Note – Covid 19 Pandemic Response 2020. This Plan will support the implementation of DMURS principles for all new transportation and public realm schemes within the County. 14.9.4 Open Plan Estates It is important to maintain the openness of residential development, particularly schemes where openness is a defining feature of the development. This can be achieved through the removal of the exempted development rights with regard to the provision of boundary walls, railing or other features to the front of houses. 14.9.5 Gated Communities Gated communities are communities or developments in which access to the public is not readily available due to the erection of different types of physical barriers. Gated communities serve to exclude and divide communities and do not support the development of a permeable, connected and linked urban area. Prohibit proposals that would create a gated community for any new residential developments. Objective DMSO30 – Gated Communities Prohibit proposals that would create a gated community for any new residential developments.

2. Page 552

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   DEVElOPMENT MANAGEMENT STANDARDS 552FINGAL DEVELOPMENT PLAN 2023-2029 14.9.6 Taking in Charge and Management Companies 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 established to manage developments on completion with a requirement for compulsory membership for all purchasers of property within the scheme. If a development (or part thereof) is to be Taken in Charge by the Council, the applicant shall agree at planning application stage those areas to be taken in charge by the Local Authority with such areas clearly delineated on a layout plan. All areas not to be Taken in Charge by the Council and which will become the responsibility of a properly constituted Private Management Company, shall also be clearly indicated, and 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 Fingal County Council’s Taking in Charge Policy and Specifications December 2020. In this regard, applicants 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. 14.9.7 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 amount of such bond or cash lodgement will be determined by the Planning Authority. 14.10 Additional Accommodation in Existing Built-up Areas 14.10.1 Corner/Infill Development The development of infill housing on underutilised infill and corner sites in established residential areas will be encouraged where proposals for development are cognisant of the prevailing pattern of development, the character of the area and where all development standards are observed. While recognising that a balance is needed between the protection of amenities, privacy, the established character of the area and new residential infill, such development provides for the efficient use of valuable serviced land and promotes consolidation and compact growth. Contemporary design is encouraged and all new dwellings shall comply with Development Plan standards in relation to accommodation size, garden area and car parking. Objective DMSO31 – 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.

3. Page 553

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   DEVElOPMENT MANAGEMENT STANDARDS 553FINGAL DEVELOPMENT PLAN 2023-2029 Objective DMSO32 – Infill Development on Corner / Side Garden Sites Applications for residential infill development on corner/side garden sites will be assessed against the following criteria: ¨ Compatibility with adjoining structures in terms of overall design, scale and massing. This includes adherence to established building lines, proportions, heights, parapet levels, roof profile and finishing materials. ¨ Consistency with the character and form of development in the surrounding area. ¨ Provision of satisfactory levels of private open space to serve existing and proposed dwelling units. ¨ Ability to safeguard the amenities of neighbouring residential units. ¨ Ability to maximise surveillance of the public domain, including the use of dual frontage in site specific circumstances. ¨ Provision of side/gable and rear access arrangements, including for maintenance. ¨ Compatibility of boundary treatment to the proposed site and between the existing and proposed dwellings. Existing boundary treatments should be retained/ reinstated where possible. ¨ Impact on street trees in road-side verges and proposals to safeguard these features. ¨ Ability to provide a safe means of access and egress to serve the existing and proposed dwellings. ¨ Provision of secure bin storage areas for both existing and proposed dwellings. 14.10.2 Residential Extensions The need for housing to be adaptable to changing family circumstances is recognised and acknowledged and the Council will support applications to amend existing dwelling units to reconfigure and extend as the needs of the household change, subject to specific safeguards. In particular, the design and layout of residential extensions must have regard to and protect the amenities of adjoining properties, particularly in relation to sunlight, daylight and privacy. The design of extensions must also have regard to the character and form of the existing building, its architectural expression, remaining usable rear private open space, external finishes and pattern of fenestration. Additionally, careful consideration should be paid to boundary treatments, tree planting and landscaping. The following section provides guidance in relation to, front extensions, side extensions, rear extensions, first floor rear extensions, roof alterations including attic conversions and dormer extensions. 14.10.2.1 Front Extensions 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 contemporary design approach may be considered.

4. Page 554

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   DEVElOPMENT MANAGEMENT STANDARDS 554FINGAL DEVELOPMENT PLAN 2023-2029 Front extensions will be assessed in terms of their scale, design, and impact on visual and residential amenities. Significant breaks 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 dwellings. Sufficient depth to the forecourt is required to ensure off-street car parking is not impacted. 14.10.2.2 Side Extensions Side extensions will be evaluated against proximity to boundaries, size and visual harmony with existing (especially front elevation) and impacts on residential amenity. First floor side extensions built over existing structures and matching existing dwelling design and height will generally be acceptable. In certain cases, a set-back of the extension’s front facade and its roof profile and ridge may be sought to protect amenities, integrate into the streetscape and avoid a ‘terracing’ effect. External finishes shall generally match the existing. 14.10.2.3 Ground Floor Extensions (rear) Ground floor rear extensions will be considered in terms of their length, height, proximity to mutual boundaries and quantum of usable rear private open space remaining to serve the dwelling house. The proposed extension should match or complement the existing dwelling house. 14.10.2.4 First Floor Extensions First floor rear extensions will be considered on their merits, noting that they can have potential for negative impacts on the amenities of adjacent properties, and will only be permitted where the Planning Authority is satisfied that there will be no significant negative impacts on surrounding residential or visual amenities. In determining applications for first floor extensions the following factors will be considered: ¨ Overshadowing, overbearing, and overlooking – along with proximity, height, and length along mutual boundaries. ¨ Remaining rear private open space, its orientation and usability. ¨ Degree of set-back from mutual side boundaries. ¨ External finishes and design, which shall generally be in harmony with existing. 14.10.2.5 Roof Alterations including Attic Conversions and Dormer Extensions Roof alterations/expansions to main roof profiles, for example, changing the hip-end roof of a semi-detached house to a gable/‘A’ frame end or ‘half-hip’, will be assessed against a number of criteria including: ¨ Consideration and regard to the character and size of the structure, its position on the streetscape and proximity to adjacent structures. ¨ Existing roof variations on the streetscape. ¨ Distance/contrast/visibility of proposed roof end. ¨ Harmony with the rest of the structure, adjacent structures and prominence. Dormer extensions to roofs will be evaluated against the impact of the structure on the form, and character of the existing dwelling house and the privacy of adjacent properties. The design, dimensions, and bulk of

5. Page 555

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   DEVElOPMENT MANAGEMENT STANDARDS 555FINGAL DEVELOPMENT PLAN 2023-2029 the dormer relative to the overall extent of roof as well as the size of the dwelling and rear garden will be the overriding considerations, together with the visual impact of the structure when viewed from adjoining streets and public areas. Dormer extensions shall be set back from the eaves, gables and/or party boundaries and shall be set down from the existing ridge level so as not to dominate the roof space. The quality of materials/finishes to dormer extensions shall be given careful consideration and should match those of the existing roof. The level and type of glazing within a dormer extension should have regard to existing window treatments and fenestration of the dwelling. Regard should also be had to extent of fenestration proposed at attic level relative to adjoining residential units and to ensure the preservation of amenities. Excessive overlooking of adjacent properties should be avoided. 14.10.3 Family Flats A family flat refers to the provision of accommodation connected to an existing dwelling with a level of independence for an undefined temporary period. This may involve the subdivision of a single dwelling, provision of an extension or conversion of a garage attached to the main dwelling, where the use is for a member of the immediate family (e.g. elderly parent). Applications will be assessed in terms of the impact on the integrity of the existing dwelling and neighbouring properties and compliance with the following criteria must be demonstrated: ¨ A requirement for the family flat must be demonstrated including details of the relationship between the occupant of the main dwelling and the occupant of the family flat. ¨ When no longer requested for use as a family flat, the accommodation must be capable of being subsumed into the main property. ¨ Any such extension to the main dwelling shall be subsidiary in scale relative to the main dwelling and shall not exceed an internal floor area of 75 sq. m. ¨ The family flat should not impact adversely on either the residential amenities of the existing property or the residential amenities of the area. ¨ The entrance to the family flat must be via the main dwelling. Where own-door access is unavoidable, own-door access shall be located to the side or rear. ¨ No sub-division of the garden is permitted. 14.10.4 Garden Rooms Garden Rooms can provide useful ancillary accommodation such as a playroom, gym, or study/home office for use by occupants of the dwelling house. Such structures should be modest in floor area and scale, relative to the main house and remaining rear garden area. Applicants will be required to demonstrate that neither the design nor the use of the structure would detract from the residential amenities of either the main residence or of adjoining property. External finishes shall be complementary to the main house and any such structure shall not provide residential accommodation and shall not be fitted out in such a manner including

6. Page 556

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   DEVElOPMENT MANAGEMENT STANDARDS 556FINGAL DEVELOPMENT PLAN 2023-2029 by the insertion of a kitchen or toilet facilities. Such structures shall not be let or sold independently from the main dwelling. 14.10.5 Home Based Economic Activity Development proposals for small scale home-based economic activity, defined as small scale economic activity carried out by residents of the dwelling house and being subordinate to the use of the house as dwelling unit will be considered where the applicant is the resident of the house and can demonstrate that the proposed activity would not adversely impact the existing residential amenity of the area. This includes impacts such as increased traffic, noise, fumes, vibration, smoke, dust or odour. The Planning Authority will assess the suitability of the residential site to accommodate the proposed home-based economic activity having regard to the: ¨ nature and scale of the activity proposed including hours of operation. ¨ requirement for the activity. ¨ location and size of the site. ¨ Impacts on the amenity of the residential unit and on neighbouring properties in terms of noise and disturbance. ¨ the prevailing density of the area. ¨ the availability of adequate safe car-parking and expected levels of traffic generation (including deliveries where relevant). ¨ the general compatibility of the nature of the use with the site context. ¨ waste generation. Home-based economic activity will generally be permitted on a short-term or temporary basis to enable an ongoing assessment of any impact of the activity on residential amenity. Objective DMSO33 – Home Based Economic Activity Permit home-based economic activities where the proposed activity is subordinate to the main residential use of the dwelling and does not adversely impact the existing residential amenities of the area by way of noise or disturbance. Objective DMSO34 – Home Based Economic Activity (Temporary) Permit home-based economic activity on a short-term or temporary basis to enable an ongoing assessment of any impact of the activity on residential amenity, where required.

7. Page 557

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   DEVElOPMENT MANAGEMENT STANDARDS 557FINGAL DEVELOPMENT PLAN 2023-2029 14.10.6 Pigeon Lofts Objective DMSO35 – Pigeon Lofts Applications for new or extensions to pigeon lofts will be evaluated against the following criteria: ¨ Pigeon lofts should be located as far as possible from neighbouring dwellings. In general, they should be a minimum distance of 10 metres from adjoining residential units, but in locations where this is not possible, the circumstances of each case will be considered. ¨ Pigeon lofts should be of sound construction with a concrete floor or sub-floor and should facilitate ease of cleaning and provide adequate ventilation, while being secure against rodents. ¨ A high-quality external design and finish to the pigeon loft will be required and structures are required to be maintained in good condition. ¨ The appropriate size of a loft will depend on the nature of the property and the proximity of neighbouring properties. In general, pigeon lofts should not exceed 25 sqm in area and should have a maximum height of 3 metres with a pitched roof, or 2.5 metres with a flat roof. ¨ In no circumstances will an open loft be permitted (an open loft is one where pigeons may enter or leave at any time). 14.11 Other Residential/Housing for All The section sets out the general requirements for specialised or specific housing types within Fingal. 14.11.1 Student Accommodation All proposals for student accommodation should comply with the Department of Education and Science Guidelines on Residential Development for Third Level Students 1999, the subsequent supplementary document published in 2005, the provisions of the National Student Accommodation Strategy 2017 and Circular PL8/2016. These documents provide definitions of ‘students’ and ‘educational institutions’ and recommendations in relation to minimum bed-space and other similar requirements. Further to Policy SPQHP28, the Council will support the provision of high-quality purpose built, professionally managed, third level student accommodation on the campus of Third Level Institutions or at other appropriate locations with access to public transport corridors which are proximate to third level centres of education. Developments will be evaluated against the following criteria:

8. Page 558

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   DEVElOPMENT MANAGEMENT STANDARDS 558FINGAL DEVELOPMENT PLAN 2023-2029 Objective DMSO36 – Third Level Student Accommodation Evaluate proposals for third level student accommodation against the following criteria: ¨ The proposed use must be consistent with the underlying land use zoning objective. ¨ Provision of adequate external communal space to serve residents. ¨ The quantum of purpose-built student accommodation does not result in an over concentration of such developments in any area. ¨ Provision of ancillary uses (e.g. café / shop) at ground floor level in locations not served by convenient services. ¨ Accommodation is provided to the appropriate quantitative standards. ¨ Provision of communal facilities appropriate to the scale of the development, including communal lounges; study rooms; TV / cinema room etc. ¨ Ensure appropriate provision of ancillary supporting facilities including refuse facilities, car parking and cycle parking. ¨ Minimise impacts on the residential amenity of the surrounding area. ¨ Ensure satisfactory management arrangements are in place, including a requirement that occupants will be students registered with third-level institutions. ¨ All permissions for student housing shall have a condition attached requiring that planning permission is required for subsequent any change of use from student accommodation to other type of accommodation. 14.11.2 Age Friendly Housing The Council will promote an age-friendly approach by ensuring that both existing and proposed residential developments are future proofed for an ageing population. In accordance with the principles of Housing Options for Our Ageing Population – Policy Statement 2019, the Planning Authority will advocate an age-friendly approach with respect to new residential in Fingal. Applicants for residential development should consider the incorporation of units suitable for elderly persons within proposed schemes and consideration should be given to accompanying facilities and materials in line with the age friendly principles taken from the Ten Universal Design Features to include in a Lifetime Adaptable and Age Friendly Home – June 2021, published by Age Friendly Ireland. These set out that an Age Friendly Home: ¨ is well-connected to local amenities, ¨ is easy to approach and enter, ¨ is connected to the outdoors, ¨ is easy to move about in, ¨ has accessible and adaptable toilets and bathrooms, ¨ has a guest bedroom, ¨ has easy to use fittings and fixtures, ¨ is energy and cost efficient, ¨ has good security and technology system. The Council will consider proposals, including the development of small infill sites for appropriate forms of residential development for age-friendly housing, including opportunities for those wishing to downsize from larger family homes to more appropriately sized units ‘Right-Sizing’ with benefits of town centre living and proximity to community infrastructure, transport etc.

9. Page 559

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   DEVElOPMENT MANAGEMENT STANDARDS 559FINGAL DEVELOPMENT PLAN 2023-2029 Housing proposals specifically aimed at older people should be designed having regard to Universal Design Standards enabling the property to be future proofed for the possible care needs of the occupant and to ensure sufficient floor space to cater for care assistance/visitors. In this regard, development proposals will be required to comply with any future technical guidance relating to design specifications for housing for older people in place at the time of making the planning application. Objective DMSO37 – Age Friendly Housing Require new residential developments in excess of 100 units provide 10% of the units as age friendly accommodation. 14.11.3 Traveller Accommodation The Council will implement the Fingal Traveller Accommodation Programme 2019–2024 and any superseding Programmes agreed by Fingal County Council over the lifetime of this Plan. 14.11.4 Residential Care Homes, Retirement Homes, Nursing Homes, Retirement Villages and Sheltered Accommodation The Council recognises that the provision of care for the elderly and other vulnerable people is an essential community requirement. Such facilities should be resisted in the open countryside for reasons relating to sustainability, poor accessibility and lack of public transport, social exclusion and isolation and instead supported in established centres, served by community infrastructure, services, recreational amenities and public transport links. Objective DMSO38 – Location of Age Friendly Housing Require that residential care homes, retirement homes, nursing homes, retirement villages and sheltered accommodation are located in towns and villages for reasons of sustainability, accessibility, social inclusion, and proximity to 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 DMSO39 – Applications for Age Friendly Housing Require that applications for residential care homes, retirement homes, nursing homes, retirement villages and sheltered accommodation demonstrate the following: ¨ That the scale of the facility is appropriate to and in keeping with the character of the surrounding area. ¨ The residential amenities of adjoining properties are safeguarded. ¨ Schemes are provided with high-quality gardens and accessible open space for the benefit of residents. ¨ Residents are provided with good quality, appropriately sized, on-site communal facilities and amenities to socialise with other residents and visitors. ¨ Proposals must demonstrate a high degree of accessibility to local services, public transport and provision of good footpath links. ¨ Is served by appropriate level of parking. ¨ High quality design and appropriate use of materials.

10. Page 560

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    DEVElOPMENT MANAGEMENT STANDARDS 560FINGAL DEVELOPMENT PLAN 2023-2029 It is essential that adequate and suitable open space area and other facilities are provided for residential care homes, retirement homes, nursing homes, retirement villages and sheltered accommodation. It is recognised that reduced quantitative standards may be appropriate in some cases due to the level of care that is provided or by virtue of the location of the facility. Planning applications for such development should include detailed open space and landscaping plans that take account of the location of the facility, the availability/ suitability of existing open space and the needs of the residents of the facility. Objective DMSO40 – Open Space Standards for Age Friendly Housing Accept reduced open space quantity standards for certain developments, namely residential care homes, retirement homes, nursing homes, retirement villages and sheltered accommodation where a reduction is deemed appropriate by virtue of the specific open space needs of the residents and where suitable accessible green open space is available. High quality open space and landscaping plans shall be submitted with planning applications for these developments. 14.12 Rural Fingal 14.12.1 Design Criteria for Rural Villages and Rural Clusters Chapter 3 Sustainable Placemaking and Quality Homes, sets out the development approach for the Rural Villages and Rural Clusters within Fingal. Fingal’s Rural Settlement Strategy is also set out in Chapter 3. The designated Rural Villages of Fingal are Ballyboghil, Balscadden, Ballymadun, Coolquay, Garristown, Kinsaley, Naul, Oldtown, Rivermeade and Rowlestown. These are mostly traditional village-type settlements and have the Rural Village (RV) zoning objective which aims to “Protect and Promote the character of the Rural Village and promote a vibrant community in accordance with an approved land use plan, and the availability of physical and community infrastructure”. Village development shall be guided by adopted Local Area Plans and Village Development Framework Plans where in place and by future Framework Plans where identified. There are 38 no. Rural Clusters within Fingal located at: Balcarrick, Baldwinstown Cross, Ballough (Lusk), Ballykea, Blackhills (Ardgillan), Balcultry, Baltrasna, Baskin Lane, Castlefarm (Kilsallaghan), Colecut, Corballis, Dallyhaysy (Balbriggan), Dermotstown (Bog O’ the Ring), Feltrim (Malahide), Grougha, Moonlone Lane (Naul), Dubber Cross, Effelstown (Lusk/Rush train station), Holmpatrick, Hedgestown (Five Roads), Jordanstown, Killalane, Magilstown, Malheney (Man O’ War), Milverton, Moyne Road, New Haggard, North Beach, Palmerstown, Staffordstown/Corduff, The Quay (Portrane), Thornton, Tobersool, The Commons (Lusk), Turvey Lane, Wimbletown (Ballyboghil), Wimbletown South, and Wyanstown (Oldtown). Rural Clusters, with the zoning objective Rural Cluster (RC) seek to “Provide for small scale infill development serving local needs while maintaining the rural nature of the cluster”. Sensitive layout and design of new houses within the Rural Clusters will ensure that they contribute positively to the rural character of the area. The layout and design of new housing within the Rural Clusters should be consistent with Design Criteria for Housing in the Countryside.

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