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
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- DEVElOPMENT MANAGEMENT STANDARDS 571FINGAL DEVELOPMENT PLAN 2023-2029 Type of Public Open Space Local Parks (Class 1 as per Development Contribution Scheme) Accommodate playground facilities and a number of playing fields. Passive recreational and biodiversity areas will also be accommodated in these parks. Size of Park /Open Space Between 2 hectares – 20 hectares. Distance from homes Within 500–1000 metres walking distance of homes. Level of Play provision LEAP (Local Equipped Area for Play) Minimum activity zone of 400 square metres. Age group catered for Intended, in the context of play, for use by young and older children. Description of Play Space Accessible and inclusive landscaped areas for play. Imaginatively designed and contoured, using as far as possible natural materials such as logs or boulders in combination with traditional play equipment and associated planting. Where natural landscape such as woodland is in proximity to the play space this should be incorporated and play opportunities dispersed throughout the available space as appropriate. Provision for older children up to 17 years old such as hangout zones with bespoke seating and wi-fi connectivity in combination with such features as a MUGA or skating elements. The play space should reflect local heritage or folklore by linking design to local theme. Type of Public Open Space Urban Neighbourhood Parks (Class 1 as per Development Contribution Scheme) A wide variety of facilities and uses can be provided here due to their size. Biodiversity areas will also be accommodated in these parks. Size of Park /Open Space Between 20 hectares – 50 hectares. Distance from homes Within 1000–1500 metres walking distance of homes. Level of Play provision NEAP (Neighbourhood Equipped Area for Play). Minimum activity zone of 1,000 sq. metres comprising an area for play equipment and structures and a hard-surfaced area of at least 465 sq. metres (the minimum needed to play 5 aside football). Age group catered for Intended for use by accompanied young children and older children of relative independence, who have the freedom to range further from home.
- DEVElOPMENT MANAGEMENT STANDARDS 572FINGAL DEVELOPMENT PLAN 2023-2029 Description of Play Space Accessible and inclusive landscaped areas for play. Imaginatively designed and contoured, using as far as possible natural materials such as logs or boulders in combination with traditional play equipment with associated planting. Where natural landscape such as woodland is in proximity to the play space this should be incorporated and play opportunities dispersed throughout the available space. Provision for older children up to 17 years old such as hangout zones with bespoke seating and wi-fi connectivity. The larger space available in such provision should facilitate extended provision of MUGA and other informal, non-structured activity such as a skate park, BMX track or Callisthenics equipment. The play space should reflect local heritage, or folklore by linking design to a local theme. Type of Public Open Space Regional Parks (Class 1 as per Development Contribution Scheme) Provide for a large range of uses. Formal and informal play areas, passive recreation areas, biodiversity areas and often a distinct attraction will be available on site. Size of Park /Open Space Over 50 hectares. Distance from homes Within 15 km. Level of Play provision ‘Destination’ Playground Popular facilities include meeting areas and youth shelters within local open space, floodlit multi-games areas and skateboard parks. Age group catered for Intended as a destination where all ages will find a broad range of amenities to enjoy both as family units and independently. Description of Play Space Within regional parks, all ages of the community can be catered for with the provision of the features of LAPs, LEAPs and NEAPs on a larger scale. The play spaces should reflect local heritage. The park landscape should also be evaluated for it’s potential to offer natural play and adventurous opportunities. *Areas not counted in the Open Space calculation include: ¨ Environmental Open Space, i.e. incidental or narrow pieces of open space used for the preservation of trees/ hedgerows and or as a visual relief and screen planting e.g. along roads. ¨ Green corridors. ¨ Areas of open space under high voltage electricity lines and wayleave areas. ¨ Areas of open space where the presence of archaeology prohibits the development of the required play provision for a development in accordance with Development Plan standards. Where any open space is to be provided on foot of a planning permission, the space in question should be well overlooked and designed and located to sympathetically complement the layout of the development and should be visible from, and accessible to, the maximum number of dwellings/units within the proposed scheme. Inaccessible, hidden or otherwise backland open space and narrow linear strips of open space will not be acceptable. Fragmented open spaces within a development layout, which result specifically from the
- DEVElOPMENT MANAGEMENT STANDARDS 573FINGAL DEVELOPMENT PLAN 2023-2029 necessity to protect existing site features (for example a stand of mature trees) may not be included in the calculation of open space requirements, as they are necessary to ensure the protection of existing amenities. Public and/or communal open spaces should be overlooked and designed to ensure that potential for antisocial behaviour is minimised through passive surveillance. Sustainable Residential Development in Urban Areas – Guidelines for Planning Authorities 2009 provides detailed guidance on the provision of open space for new residential developments while the Retail Design Manual 2012 provides guiding principles on how landscaping and open spaces can assist improved public realm and promote attractive retailing centres. Permeability and accessibility is essential as part of an integrated approach to the provision of linked open spaces. Where pedestrian and cycleway opportunities are presented, substantial links between developments will be encouraged. Where developments adjoin, links through amalgamating the open space shall be provided. Objective DMSO49 – Permeable and Accessible Open Spaces Integrate and provide links through adjoining open spaces to create permeable and accessible areas, subject to Screening for Appropriate Assessment and consultation, including the public, as necessary. Objective DMSO50 – Monetary Value in Lieu of Play Facilities Require the monetary value in lieu of play facilities to be in line with the Fingal County Council Development Contribution Scheme. 14.13.2 Quantity For all developments with a residential component, the overall standard for public open space provision is a minimum 2.5 hectares per 1000 population. In order to provide existing and future communities with adequate recreational and leisure opportunities, the Council will employ a flexible approach to the delivery of public open space and more intensive recreational/amenity facilities. It is the intention of the Council, however, to ensure, except under exceptional circumstances, public open space provision exceeds 12% of a development site area. The development site area cannot include lands zoned RU, GB, OS or HA. Objective DMSO51 – Minimum Public Open Space Provision Require a minimum public open space provision of 2.5 hectares per 1000 population. For the purposes of this calculation, public open space requirements are to be based on residential units with an agreed occupancy rate of 3.5 persons in the case of dwellings with three or more bedrooms and 1.5 persons in the case of dwellings with two or fewer bedrooms. Consideration may be given by the Council to the inclusion of civic spaces within overall open space quantum calculations, but only on a case-by-case basis and 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 the planting of large street trees and associated landscaping and does not fulfil ancillary functions associated with commercial or other land uses.
- DEVElOPMENT MANAGEMENT STANDARDS 574FINGAL DEVELOPMENT PLAN 2023-2029
- DEVElOPMENT MANAGEMENT STANDARDS 575FINGAL DEVELOPMENT PLAN 2023-2029 Table 14.12: Recommended Quantitative Standards (Sustainable Residential Developments in Urban Areas, Guidelines for Planning Authorities 2009) Land use Minimum public open space standards Overall standard 2.5 hectares per 1000 population New residential development on greenfield sites/LAP lands 12% - 15% of site area New residential development on infill/ brownfield sites 12% of site area (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.) Objective DMSO52 – Public Open Space Provision Public open space shall be provided in accordance with Table 14.12. Objective DMSO53 – Financial Contribution in Lieu of Public Open Space Require minimum open space, as outlined in Table 14.12 for a proposed development site area (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) to be designated for use as public open space. The Council has the discretion to accept a financial contribution in lieu of the remaining open space requirement to allow provision for the acquisition of additional open space or the upgrade of existing parks and open spaces subject to these additional facilities meeting the standards specified in Table 14.11. Where the Council accepts financial contributions in lieu of open space, the contribution shall be calculated on the basis of 25% Class 2 and 75% Class 1 in addition to the development costs of the open space. The Council has the discretion for the remaining open space required under Table 14.11 to allow provision or upgrade of small parks, local parks and urban neighbourhood parks and/or recreational/amenity facilities outside the development site area, subject to the open space or facilities meeting the open space ‘accessibility from homes’ standards for each public open space type specified in Table 14.11. The Council has the discretion for the remaining open space required under Table 14.11 to allow provision or upgrade of Regional Parks in exceptional circumstances where the provision or upgrade of small parks, local parks and urban neighbourhood parks and/or recreational/ amenity facilities is not achievable. This is subject to the Regional Park meeting the open space ‘accessibility from homes’ standard specified in Table 14.11. The Council has the discretion to accept a financial contribution in lieu of remaining open space requirement required under Table 14.11, such contribution being held solely for the purpose of the acquisition or upgrading of small parks, local parks and urban neighbourhood parks and/or recreational/amenity facilities subject to the open space or facilities meeting the open space ‘accessibility from homes’ standards for each public open space type specified in Table 14.11.
- DEVElOPMENT MANAGEMENT STANDARDS 576FINGAL DEVELOPMENT PLAN 2023-2029 The Council has the discretion to accept a financial contribution in lieu of the remaining open space requirement to allow provision or upgrade of Regional Parks in exceptional circumstances where the provision or upgrade of small parks, local parks and urban neighbourhood parks and/or recreational/amenity facilities is not achievable, subject to the Regional Park meeting the open space ‘accessibility from homes’ standard specified in Table 14.11. Where the Council accepts financial contributions in lieu of open space, the contribution shall be calculated on the basis of 25% Class 2 and 75% Class 1 in addition to the development costs of the open space. Objective DMSO54 – Financial Contribution in Lieu of Open Space Provision in Smaller Developments Require an equivalent financial contribution in lieu of open space provision in smaller developments of less than three units where the open space generated by the development would be so small as not to be viable. Where the Council accepts financial contribution in lieu of open space, the contribution shall be calculated on the basis of 25% Class 2 and 75% Class 1. Objective DMSO55 – Taking in Charge of Class 1 Open Space The Class 1 Open Space conditioned as part of a residential development shall be transferred to / taken in charge by the Council and or made available for use by the public in tandem with the occupation of the related residential development. Objective DMSO56 – Proximity of New Residential Schemes to Parks Ensure every home within a new residential scheme is located within 150 metres walking distance of a pocket park, small park, local park, urban neighbourhood park or regional park. Objective DMSO57 – Development Contribution Schemes Require the monetary value in lieu of open spaces to be in line with the Fingal County Council Development Contribution Scheme. Objective DMSO58 – Institutional Lands and Landscaped Demesnes Retain in open space use institutional lands, landscaped demesnes and similar properties with established recreational or amenity uses, as far as practicable. However, in the event of permission for development being granted on these lands, open space provision in excess of the normal standards will be required to maintain the open character of such parts of the land as are considered necessary by the Council for this purpose. Objective DMSO59 – Small Areas of Open Space Areas of open space of less than 500 square metres will not be taken in charge by Fingal County Council for maintenance purposes. Objective DMSO60 – Maintenance of Open Space The Council will require that open space be provided in a form and layout which facilitates maintenance. Objective DMSO61 – Design of Areas to be Taken in Charge The design of areas to be taken in charge as public open space should vary according to the density of the development. More ornate and maintenance intensive designs are not appropriate to low density development.
- DEVElOPMENT MANAGEMENT STANDARDS 577FINGAL DEVELOPMENT PLAN 2023-2029 14.13.2.1 Intensive Recreational Facilities In certain circumstances, where the open space standards cannot be achieved or where more intensive recreational uses are deemed to be desirable, the Council may consider arrangements whereby appropriate intensive facilities may be provided in lieu of open space of lesser utility. Objective DMSO62 – Open Space Provision and Intensive Recreational / Amenity Facilities Require a minimum open space provision equal to 70% of the open space requirement in addition to intensive recreational/ amenity facilities. 14.13.3 Quality 14.13.3.1 Design of Public Open Spaces Open spaces must be designed to a high specification. Great emphasis must be placed on the quality and long-term sustainability of open space and details of the proposed landscaping, hard and soft, of these spaces will be required at the planning application stage. Public open spaces should be overlooked and designed in such a way that anti-social behaviour is reduced through passive surveillance. Potential for antisocial behaviour associated with open spaces and associated screen planting must be designed out. Objective DMSO63 – Location of Open Space Ensure open spaces are not located to the side or the rear of housing units. Objective DMSO64 – Design of Open Space Ensure open space provision is suitably proportioned and inappropriate narrow tracts are not provided. Objective DMSO65 – Complementary Facilities within Open Space Ensure, where possible, complementary facilities, such as dressing rooms and storage facilities, are provided as part of the open space provision, for new and existing areas. Objective DMSO66 – Handover of Public Open Space Ensure developers lay out and maintain open space areas to a high standard, until such a time as they are taken in charge and facilitate the early handover of areas of public open space to the Council. The Council, at its discretion, may in certain circumstances accept a financial contribution in order to complete the landscaping and development of these areas. Objective DMSO67 – Management Companies Require properly constituted management companies to be set up and ensure that the necessary management structures are put in place where it is intended that open spaces will be retained in private ownership. Arrangements must be approved by the Council before completion of the project and must be in operation before release of required bonds.
- DEVElOPMENT MANAGEMENT STANDARDS 578FINGAL DEVELOPMENT PLAN 2023-2029 14.13.3.2 Playground Facilities Playground facilities should cater for defined age groups and provide for a variety of facilities and play opportunities. All residential schemes in excess of 50 units should incorporate playground facilities which should be provided at a rate of 4 sq. m. per residential unit. Objective DMSO68 – Playground Facilities within Residential Development Provide appropriately scaled children’s playground facilities within residential development. Playground facilities shall be provided at a rate of 4 sq m per residential unit. All residential schemes in excess of 50 units shall incorporate playground facilities clearly delineated on the planning application drawings and demarcated, built and completed, where feasible and appropriate, in advance of the sale of any units. Objective DMSO69 – Requirements for Equipped Playgrounds Ensure that in the instance of an equipped playground being included as part of a specific facility, it shall occupy an area of no less than 0.02 hectares. A minimum of one piece of play equipment shall be provided for every 50 sq. m of playground. 14.13.3.3 Private Open Space All residential units be they traditional type housing or apartments are to be provided with private open space. Open space standards will set out qualitative and quantitative standards so as to ensure that the maximum benefit is derived from the open space. Objective DMSO70 – Replacement of Trees Ensure trees removed from residential areas are replaced, where appropriate, as soon as resources allow. Objective DMSO71 – Overshadowing of Private Open Space Ensure private open spaces for all residential unit types are not unduly overshadowed. Objective DMSO72 – Boundary Treatment to Private Open Space Ensure boundary treatment associated with private open spaces for all residential unit types is designed to protect residential amenity and visual amenity. 14.13.3.4 Apartment and Duplex Units Private open space associated with apartments and duplexes is important to ensure a suitable level of amenity for occupiers. Balconies and terraced areas are the primary form of private open space for apartment and duplex type schemes. The provision and proper future maintenance of well-designed communal amenity space is essential in meeting the amenity needs of residents. Whilst private and communal amenity space may adjoin each other, there should generally be a clear distinction with an appropriate boundary treatment and/or a ‘privacy strip’ between the two.
- DEVElOPMENT MANAGEMENT STANDARDS 579FINGAL DEVELOPMENT PLAN 2023-2029 Designers should have regard to the targets and standards set out in Table 14.14 with regard to minimum space provision. Objective DMSO73 – Balconies, Roof Terraces or Winter Gardens Require private balconies, roof terraces or winter gardens for all apartments and duplexes comply with or exceed the minimum standards set out in Table 14.14. Objective DMSO74 – Screening of Private Open Space Require balconies, ground floor private open space, roof terraces or winter gardens be suitably screened in a manner complimenting the design of the building so as to provide an adequate level of privacy and shelter for residents. Objective DMSO75 – Communal Amenity Space Require communal amenity space within apartment developments, in the form of semiprivate zones such as secluded retreats and sitting out areas, complies with or exceeds the minimum standards set out in Table 14.14. Objective DMSO76 – Combination of Private and Semi-Private Open Space Permit in appropriate layouts (e.g. courtyard layouts) the provision of a combination of private and semi-private open spaces. Table 14.14: Open Space requirement for Apartment and Duplex Units Unit type Private amenity space Communal amenity space Studio 4 sq. m. 4 sq. m. One bed 5 sq. m. 5 sq. m. Two bed 7 sq. m. 7 sq. m. Three bed 9 sq. m. 9 sq. m. 14.14 Community Infrastructure This section should be read in conjunction with Chapter 4 Community Infrastructure and Open Space. 14.14.1 Community Facilities The location and provision of community facilities is a pre-requisite to the creation and enhancement of viable, sustainable and successful local communities.
- DEVElOPMENT MANAGEMENT STANDARDS 580FINGAL DEVELOPMENT PLAN 2023-2029 Objective DMSO77 – Community Facilities Any application for community facilities such as 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, shall have regard to the following: ¨ Overall need in terms of necessity, deficiency, and opportunity to enhance or develop local or County facilities. ¨ Practicalities of site in terms of site location relating to uses, impact on local amenities, desirability, and accessibility. ¨ Conformity with the requirements of appropriate legislative guidelines. ¨ Conformity with land use zoning objectives. Objective DMSO78 – Community and Social Infrastructure Audit Planning applications for large scale residential and mixed-use developments, of 50 or more residential units, shall include a Community and Social Infrastructure Audit. This audit shall assess the provision of community and social infrastructure within the vicinity of the site and shall identify existing shortcomings in terms of these facilities and assess whether there is a need to provide additional facilities to cater for the proposed development. A Community and Social Infrastructure Audit shall include the following: ¨ An assessment of existing community and social infrastructure facilities within 1 km of the subject site. ¨ An assessment of the need in terms of necessity, deficiency, and opportunities to enhance/share existing facilities based future population projections for the area. ¨ A justification as to whether or not a new community facility will be provided as part of the proposed development, based on the findings of the audit. Where new community facilities are required, they shall have regard to Objective DMSO79 above and the following: ¨ Community facilities shall be flexible in their design and promote optimum/ multi-functional usage, for users of all age and abilities. ¨ Community facilities shall not have a detrimental effect on local amenity by way of traffic, parking, noise or loss of privacy of adjacent resident. ¨ Community facilities shall be provided in conjunction with residential/mixed use development. ¨ Community facilities shall be accessible by a range of travel modes with an emphasis on walking, cycling and public transport use, while providing appropriate car parking facilities to meet anticipated demand of non-local visitors to the centre.
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.