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 621FINGAL DEVELOPMENT PLAN 2023-2029 Objective DMSO166 – Site Assessment A site assessment should be carried out prior to starting any design work to help inform and direct the layout, form and architectural treatment of the proposed development and identify issues that may need to be avoided, mitigated or require sensitive design and professional expertise. Features, structures or planting that add character or value to the site should be retained and the scheme designed around these. The site assessment should evaluate: ¨ Character of the site and its setting ¨ Existing buildings/structures and their embodied carbon ¨ Access to the site ¨ Services ¨ Protected Designations ¨ Rare and Protected species both flora and fauna (e.g. bats, otters) Table 14.20: Threshold for Architectural, Landscape and Visual Impact Assessment Reports Reports Threshold Residential Commercial Archaeological Impact Assessment (AIA) In proximity to recorded monuments (RMPs) and/or areas with a density of known archaeological monuments and history of discovery Development involving ground clearance of more than 0.5 hectare or linear development over one kilometre in length Development involving ground clearance of more than 0.5 hectare or linear development over one kilometre in length Architectural Heritage Impact Assessment Any development relating to a protected structure or within the curtilage & attendant grounds of a protected structure. Also, for development within the boundary of an ACA where it impacts on a building that contributes to the character of the ACA or is of large scaled development within an ACA For Protected Structures or within an ACA that are of a complex nature or where proposals are likely to have a significant impact on the architectural heritage For Protected Structures or within an ACA that are of a complex nature or where proposals are likely to have a significant impact on the architectural heritage Designed Landscape Appraisal For any historic designed landscape. These can be identified on the first edition of the Ordnance Survey Maps (published 1843) which is available on several map viewers, including OSI. A Designed Landscape Appraisal should accompany any development proposal for an historic demesne and/or designed landscape A Designed Landscape Appraisal should accompany any development proposal for an historic demesne and/or designed landscape Visual Impact Assessment For large sized developments or proposals for buildings that are taller than the existing built environment scale Site specific Site Specific
- DEVElOPMENT MANAGEMENT STANDARDS 622FINGAL DEVELOPMENT PLAN 2023-2029 14.19.2 Archaeological Heritage Preservation in situ of all archaeological remains will always be preferred over preservation by record. All development shall be carried out in accordance with the requirements of the Framework and Principles for the Protection of Archaeological Heritage, DAHGI 1999 and other National policy and guidelines for the archaeological heritage and shall be designed to have minimal impact on archaeological features. Objective DMSO167 – Archaeological Sites Exempted development does not apply to any development that would consist of or comprise the alteration of any archaeological site. Objective DMSO168 – Requirement for the Employment of an Archaeologist Where a development site is in proximity to recorded monuments (RMPs)/sites and monuments record (SMR) and/or areas with a density of known archaeological monuments and history of discovery; within a Zone of Archaeological Notification, is over 0.5 hectares in size, or for linear developments more than 1 km in length, the applicant shall employ a suitably qualified archaeologist to carry out an Archaeological Impact Assessment (AIA) at pre-planning stage and report on any necessary site investigation works prior to an application being lodged. Objective DMSO169 – Archaeological Impact Assessment ¨ All development proposals which may have implications for archaeological heritage shall be accompanied by an Archaeological Impact Assessment. This assessment will consist of the following: ¨ Site inspection/walk-over survey, ¨ Archaeological heritage of the receiving area, ¨ Examination of upstanding or visible features or structures, ¨ Topographical assessment including historic townland boundaries, ¨ Physical description and photographic record of the archaeological feature, site or object, ¨ Examination of existing or new aerial photographs or satellite or other remote sensing imagery, ¨ Geophysical survey, archaeological test excavation, where appropriate, which should be carried out by suitable qualified professionals (geophysicists and archaeologists), ¨ Identification of potential direct and in-direct impacts of the proposed development on archaeological remains, ¨ Identification of climate change vulnerability, ¨ Mitigation measures to ameliorate any such impacts of the proposed development on the definition of the buffer area surrounding the monument which will preserve the setting and visual amenity of the site, ¨ Provision of details on protection measures to be used on site.
- DEVElOPMENT MANAGEMENT STANDARDS 623FINGAL DEVELOPMENT PLAN 2023-2029 Objective DMSO170 – Conservation and Management Plan If a monument included in the Record of Monuments and Places (RMP)/Sites & Monuments Record (SMR) lies within the open space requirement of any development, a conservation and management plan for that monument will be required as part of the overall landscape plan for that proposed open space. Objective DMSO171 – Visual Impact Assessment A Visual Impact Assessment may be required for development proposals in the vicinity of upstanding remains. Objective DMSO172 – Protection of Historic Townland Boundaries Avoid detrimental impacts on historic townland boundaries. Should an historic townland boundary or section thereof be impacted a survey and photographic record should be undertaken prior to removal. Objective DMSO173 – Referral of Development Proposals to Minister All planning applications and other development proposals which are in, or might affect, sites and features of historical and archaeological interest, will be referred to the Minister through the Department of Housing, Local Government and Heritage and to the Heritage Council. In considering such planning applications, the Planning Authority will have regard to the views and recommendations of the National Monuments Service, Department of Housing, Local Government and Heritage and other interested bodies. Objective DMSO174 – Archaeological Excavation Where preservation in situ is not feasible, sites of archaeological and/or industrial heritage interest shall be subject to a full archaeological excavation and post excavation analysis according to best practice in advance of redevelopment. This can only be permitted by licence from the National Monuments Service of the Department of Housing, Local Government and Heritage. Objective DMSO175 – Preliminary Excavation Report Where permission is given for archaeological excavations these investigations must be carried out by a suitably qualified and licensed archaeologist and are to be fully recorded in line with best practice. A preliminary excavation report in digital and hard copy shall be submitted to the Planning Authority for the attention of the Heritage Officer within four weeks of the completion of the excavation and a detailed final report submitted within twelve months of the completion of the excavation. Objective DMSO176 – Publication and/or Public Outreach of Archaeological Excavations Dependent on scale and/or significance of archaeological excavations, provision should be made for publication and/or public outreach, to share the results of the archaeological resolutions with the general public. Objective DMSO177 – Unrecorded Archaeological Object or Site The developer must ensure that when an unrecorded archaeological object or site is discovered any works that threaten the object or site are immediately suspended until direction is given by the Department of Housing, Local Government and Heritage on the matter.
- DEVElOPMENT MANAGEMENT STANDARDS 624FINGAL DEVELOPMENT PLAN 2023-2029 Objective DMSO178 – Archaeology in the Planning Process Applicants shall have regard to Archaeology in the Planning Process Office of the Planning Regulator, 2021 and Archaeology and Development Guidelines Good Practices for Developers Heritage Council, 2000. Objective DMSO179 – Excavation Reports Guidelines All archaeological reports submitted with a planning application and/or prepared in compliance with planning permission shall be produced in accordance with Excavation Reports Guidelines for Authors, NMS, 2006. Objective DMSO180 – Archaeological Best Practice Archaeological work shall be carried out in accordance with current archaeological best practice policy and guidance published by the National Monuments Service, and with reference to technical guidelines issued by the Institute of Archaeologists of Ireland and Transport Infrastructure Ireland. Where National technical best practice guidelines are unavailable, internationally recognised best practice guidance may apply. Objective DSMO181 – Archaeology Services and Contracts Where archaeology services are incorporated into fixed priced contracts, the contract shall be prepared with regard to Standard and Guidance Procedures for Archaeological Services in Fixed Price Contracts used in the Republic of Ireland, IAI, 2012. Objective DMSO182 – Archaeological Excavation Strategy and Guidelines Archaeological excavations shall comprise a specialist-led environmental site strategy and conducted in accordance with, IAI, 2007. 14.19.3 Architectural Heritage 14.19.3.1 Protected Structures Where works are being proposed that require planning permission such as alteration of layout, modifications to historic fabric, extension, change of use, new build then the following should inform and direct the proposed design: Table 14.21: Directions for Proposed Development of Protected Structures ¨ The nature and extent of the significance or special interest of the Protected Structure and its setting needs to be understood by the proposed developer as this will dictate the acceptable level of change that could be permitted. ¨ Alterations and interventions to Protected Structures should follow best practice conservation principles and shall not detract from their significance or value. ¨ All works should be carried out to the highest possible standard, under supervision of a qualified professional with specialised conservation expertise. On-site operatives/contractors should have experience dealing with historic buildings.
- DEVElOPMENT MANAGEMENT STANDARDS 625FINGAL DEVELOPMENT PLAN 2023-2029 ¨ Original features of special interest must be retained. ¨ The original form and layout of the Protected Structure should remain legible. ¨ Materials and methodologies appropriate to the historic fabric are to be used which may necessitate specialist skills. ¨ Appropriately scaled extensions should complement, and be subsidiary to, the main structure and be positioned generally to the rear elevation or less prominent elevation. Full width extensions will not normally be permitted as the original extent and form of the Protected Structure should remain legible. ¨ Where a Protected Structure is part of a larger development of the overall site then the phasing of the works needs to ensure that those relating to the Protected Structure take place early on, preferably first, so that the conservation and use of the Protected Structure is secured at the start of the project. New fittings on the exterior (such as meter boxes, ventilation grilles, security cameras, burglar alarms, cables) are to be sited to minimise their visual impact. As a rule these elements should not be affixed to the principal elevation. Where there is no other option then the necessity of the addition of the fixture and associated fittings will need to be justified and would have to be a discrete design that blends into the elevation for example vertical or horizontal lines formed by rainwater goods or mouldings could be used to conceal wires. ¨ Signage to the exterior of a Protected Structure should be discrete and sensitively designed so as not to negatively impact on the special character. All other external commercial elements or fittings should be kept to an absolute minimum. ¨ Where a change of usage or the reuse of a redundant building is proposed care needs to be taken that the new use is compatible and the level of impact necessitated is acceptable on the character and special interest of the structure. ¨ The cumulative impact of previous incremental or large-scale alterations could have a bearing on the acceptability of the proposed works as it could be determined that the appropriate quantum of development on the site has already been reached. ¨ The special interest of the Protected Structure should not be compromised when meeting the requirements of Building Regulations. Applications for works to meet the requirements of the Building Regulations shall be guided by the principles of minimum intervention to the historic fabric. In considering proposals to meet Part L (Energy) & Part M (Access) regard should be had of the Department of Housing, Local Government and Heritage’s Advice Series on historic materials and built heritage considerations. ¨ A sensitive design approach is required for development that adjoins or is in close proximity to a Protected Structure as it could have a detrimental visual impact on it, adversely affecting its setting and amenity. The scale, height, massing, building line, proportions, alignment and materials of any development proposed within the curtilage, attendant grounds or in close proximity to a Protected Structure need to respect and compliment the structure and its setting. A statement should be provided as to how the proposal responds to the special interest and the setting of the Protected Structure.
- DEVElOPMENT MANAGEMENT STANDARDS 626FINGAL DEVELOPMENT PLAN 2023-2029
- DEVElOPMENT MANAGEMENT STANDARDS 627FINGAL DEVELOPMENT PLAN 2023-2029 Table 14.22: Documentation to accompany Planning Applications for Protected Structures It is recommended that pre-planning consultation takes place with the Architectural Conservation Officer prior to the submission of a planning application as the detail of information required will be dependent on the significance of the structure and the extent and nature of the works proposed. In general applications for development that incorporate a Protected Structure should be accompanied by the following documentation: Public notices (i.e. newspaper notice and site notice) Any planning application relating to a Protected Structure or Proposed Protected Structure must indicate the protected status on the notices. Copies of Plans and Particulars Fingal County Council requires ten copies of all drawings, plans and accompanying documentation for an application relating to a Protected Structure or Proposed Protected Structure as copies of the application must be circulated to the prescribed authorities. Site Plan Showing the Protected Structure in its setting, the relationship of the structure to its curtilage, its urban or rural surroundings and the adjacent land in the ownership of the applicant. Drawings of the Existing Situation ¨ Plans, sections, elevation and contextual drawings of the existing Protected Structure(s) and ancillary buildings, where relevant, at a sufficient scale to indicate the general arrangement of the structure. ¨ Drawings as they exist of elaborate or detailed features like fireplaces, stairs, cornices or joinery at scales of 1:10 or 1:5 will be required where this will be directly impacted by the proposed works. Drawings of the Proposed Changes ¨ Plans, sections, elevation and contextual drawings showing the proposed changes to the Protected Structure(s) and ancillary buildings, where relevant. Changes to be clearly hatched or highlighted. The preferred scale for such drawings is 1:50 or 1: 100. ¨ Drawings of the proposed changes to elaborate or detailed features like fireplaces, stairs, cornices or joinery at an appropriate scale will be required where they will be directly impacted by the proposed works. ¨ Detailed drawings outlining the impact and method of insertion of proposed partitions. ¨ Detailed drawings of wall and roof junctions between the existing structure and any new extensions or link buildings where this is proposed. Justification for the Proposed Interventions A brief written statement should be submitted describing and justifying the proposed works and the philosophy that informs their methodology.
- DEVElOPMENT MANAGEMENT STANDARDS 628FINGAL DEVELOPMENT PLAN 2023-2029 Photographic Survey ¨ Photographs should be submitted that are sufficient to describe the overall appearance of the exterior of the structure including all exposed sides, its setting and its relationship with surrounding structures. ¨ Photographs should be submitted of any interior features that it is proposed to change. Internal photographs should be marked and numbered so that they can be related back to a survey drawing. Architectural Heritage Impact Assessment This will be required for proposals affecting buildings of a complex nature or for development that is likely to have a significant impact on the architectural heritage. See Table 14.23 for what should be contained within an AHIA. Objective DMSO183 – Works to a Protected Structure All planning applications for works to a Protected Structure shall have regard to the direction in Table 14.21 and provide the documentation set out in Table 14.22. Table 14.23: Architectural Heritage Impact Assessment For buildings of a complex nature or where proposals are likely to have a significant impact on the architectural heritage a more detailed Architectural Heritage Impact Assessment will be required, which should include: Written Description of Protected Structure (and its setting) Describe the form, scale, architectural style and materials of the Protected Structure in detail along with its setting including any relevant ancillary buildings, designed landscape features, boundary treatments, views and vistas that will be impacted by the proposed development. Historical Appraisal This should include a brief analysis of the age of the existing fabric explaining the different building stages presented in a chronological order and cross referenced to photographs that are annotated on a survey drawing(s). The account should refer to social and historical connections of the structure with emphasis on the evidence available in the physical fabric of the building and its surroundings. The account should include an outline of the comparative significance of the structure. The history should be based on the investigations of the physical fabric, analysis of historic cartographic material and other sources such as deeds or historic drawings. Inventory and Detailed Photographic Record A detailed room-by-room architectural inventory should be submitted along with a comprehensive good quality photographic survey. The photographs should have explanatory captions and be cross referenced to the historical account and the plans. The survey should include exteriors, interiors and detailed photographs of architectural and historical features of merit and designed landscape features where appropriate. The photographic survey should also show the structures in context.
- DEVElOPMENT MANAGEMENT STANDARDS 629FINGAL DEVELOPMENT PLAN 2023-2029 Condition Assessment This assessment should be on an element-by-element basis and should cover where relevant the following: externally – roof, walls, doors, windows; internally – staircases, doors, windows, other joinery, walls, floors, ceilings including cornices, decorative finishes, architectural sculptures and art, chimney pieces, structure and mechanical systems. Site features including subsidiary buildings, landscape features, follies and boundary treatments should also be assessed. Statement of Significance An evaluation of the quality and importance of the structure should be summarised. Impact Assessment An evaluation should be set out of the implication of the proposed development on the character of the structure and its setting highlighting how the elements that contribute to its special interest would be materially altered by the development. A method statement and specification for works should be included. Objective DMSO184 – Architectural Heritage Impact Assessment Where necessary, the Planning Authority shall require a detailed Architectural Heritage Impact Assessment for an application for works to a Protected Structure. This shall be carried out in accordance with Table 14.23 and Appendix B of the Department of the Arts Heritage and Gaeltacht’s Architectural Heritage Protection Guidelines for Planning Authorities. 14.19.3.2 Demolition of a Protected Structures The legislation only allows permission for the demolition of a Protected Structure in exceptional circumstances and so there will always be a presumption towards the retention and repair of a Protected Structure. In those exceptional circumstances where demolition is proposed the Council will require the following documentation in order to assess the situation: ¨ Detailed written justification for the proposed demolition, ¨ Full condition and photographic survey of the existing structure, ¨ Detailed drawings of all floor plans and elevations, ¨ The condition or disrepair of a Protected Structure is not in itself sufficient reason to justify demolition and so where this is put forward as the rationale then in addition to the above list the following information will be required: ƿ An explanation as to how the structure has been allowed to fall into disrepair, ƿ Clearly marked photographs and drawings indicating the location of defects, ƿ A condition report from an architect or engineer with specialist conservation expertise outlining why repairs or remedial works are not possible in this instance, ƿ Where only partial demolition is proposed of elements that do not form part of the significance of the structure it must be demonstrated that it can be carried out without any adverse structural or architectural impact on the Protected Structure.
- DEVElOPMENT MANAGEMENT STANDARDS 630FINGAL DEVELOPMENT PLAN 2023-2029 Objective DMSO185 – Demolition or Alteration of Protected Structures Prevent the demolition or inappropriate alteration of Protected Structures. 14.19.3.3 Architectural Conservation Areas Any works that would have a material effect on the special character of an ACA require planning permission and so the normal exemptions from planning will no longer apply where they are considered to impact on the unique or special features and elevations of an ACA. Table 14.24: Direction for Proposed Development within Architectural Conservation Areas Changes and development within ACAs should be carried out in a manner sympathetic to its distinctive character and so the following should guide proposed new works within ACAs: Retention and Reuse ¨ Existing buildings and structures should be retained and reused rather than replaced. Applications for demolition of buildings that contribute to the character of an ACA will only be granted in exceptional circumstances. The onus will be upon the applicant to justify the demolition of the building. The Council will start from the premise that the structure should be retained. ¨ Retain original building materials, finishes and features including windows, doors, roof coverings, boundary treatments (such as stone walls, hedges and railing) and other features of interest that contribute to the special character and enliven the streetscape. ¨ Retain any surviving kerbing/paving and items of street furniture that contributes to the character of the ACA. ¨ Restoration of original materials or features that have been lost or replaced will be supported and encouraged. Documentary evidence or surviving examples should be used to direct the design of these. Alterations and New Build ¨ Demolition of structures that positively contribute to the streetscape character will not normally be permitted. ¨ Avoid the removal of buildings that form part of the general character of the ACA as the slow but gradual attrition of individual modest buildings within an ACA can fundamentally alter the character and attractiveness of the place. ¨ Retaining the legibility of the historic urban grain of a streetscape or townscape is important and so where a development seeks to amalgamate a number of different building plots the design treatment should consider articulating the original plot divisions in the volume of the new building. Where it is proposed to connect existing buildings internally frontages should maintain an active function and alterations to the historic fabric should be kept to a minimum. ¨ Extensions to buildings in ACAs that are visible from public places should be of a scale and proportion that respects that of the original building. In general extensions should be subservient in size with materials, finishes and roof profiles that complement the principal structure.
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.