Development plan · South Dublin County Council
South Dublin County Development Plan 2022–2028 – Written Statement
The council's development plan written statement: its strategy, policies, objectives and development standards. Variations adopted since are not in this text.
South Dublin County Council · 2022–2028 · 584 pages
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- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028118Natural, Cultural and Built Heritage (NCBH) Policy NCBH18: Multi-Culturalism Promote the County’s multi-cultural heritage. NCBH18 Objective 1: To establish an environment for promoting cross cultural awareness, racial harmony, mutual understanding and appreciation of all religious and ethnic traditions within the County, including development of public spaces with cross-cultural appeal and relevance. NCBH18 Objective 2: To implement the actions identified in South Dublin County Council’s Integration Strategy (2019-2023) or any subsequent strategies. 3.5 Built Heritage South Dublin County’s historic built environment encompasses fine examples of built heritage and historic streetscapes that contribute to the visual amenity and character of the County and to our understanding of the past. It is critical that our rich architectural assets such as protected structures, architectural conservations areas, country houses, castles, industrial architecture and vernacular buildings are valued and protected for future generations to enjoy. Reimagining our stock of older buildings through reuse, repair and energy upgrading is an important consideration for sustainable development and urban regeneration and is a key goal of national and regional planning policy. Reuse of old buildings is also an important response to climate change as retention of such buildings retains embodied energy, preserves craftsmanship and is a carbon neutral option. Historic buildings and streetscapes also have a key role to play in placemaking. Where they are sensitively incorporated within development and regeneration schemes, their intrinsic qualities such as character, historic value and visual amenity greatly contribute to sense of identity and sense of place. As stated in the National Planning Framework, ‘Ireland’s built heritage assets are a non-renewable resource that merit being nurtured in a manner appropriate to their significance as an aid to understanding the past, contributing to community wellbeing and quality of life as well as regional economic development’. 3.5.1 Statutory Context and Planning Policy Guidance for Built Heritage The NPF identifies heritage as a strategic investment priority, recognising ‘Enhanced Amenities and Heritage’ as a National Strategic Outcome and emphasising that our built, natural, and cultural heritage ‘has intrinsic value in defining the character of urban and rural areas and adding to their attractiveness and sense of place’. The RSES highlights that ‘built heritage assets are a non-renewable resource that contribute to understanding our past, the well-being and quality of life of citizens and also represent an opportunity for sustainable economic development’.
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028119Natural, Cultural and Built Heritage (NCBH) National and regional objectives with particular relevance to the area of built heritage are as follows: à National Policy Objective 17 of the NPF states ‘Enhance, integrate and protect the special physical, social, economic and cultural value of built heritage assets through appropriate and sensitive use now and for future generations’. à Regional Policy Objective 9.30 of the RSES states ’Support the sensitive re-use of protected structures’. 3.5.2 Protected Structures The Planning and Development Act, 2000 (as amended) requires each Planning Authority to include a Record of Protected Structures (RPS) in the County Development Plan. The RPS for South Dublin County is listed in Appendix 3A of this Development Plan and all associated structures are identified on the Development Plan maps. A protected structure is a structure that the Planning Authority considers to be of special interest from an architectural, historical, archaeological, artistic, cultural, scientific, social or technical point of view. Where a structure is protected under the RPS, the protection includes (unless otherwise stated) the structure, its interior and the land within its curtilage and other structures within that curtilage (including their interiors) and all fixtures and features which form part of the interior or exterior of all these structures. The Department of Housing, Local Government and Heritage is responsible for conducting surveys of the architectural heritage of each county and recording these structures in the National Inventory of Architectural Heritage (NIAH). Under Section 53 of the Planning and Development Act, 2000 (as amended) the Minister may make recommendations to include particular structures in an RPS. Chapter 12: Implementation and Monitoring contains advice on information to be included with planning applications for developments affecting Protected Structures. Policy NCBH19: Protected Structures Conserve and protect buildings, structures and sites contained in the Record of Protected Structures and carefully consider any proposals for development that would affect the setting, special character or appearance of a Protected Structure including its historic curtilage, both directly and indirectly. NCBH19 Objective 1: To ensure the protection of all structures (or parts of structures) and their immediate surroundings including the curtilage and attendant grounds of structures identified in the Record of Protected Structures.
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028120Natural, Cultural and Built Heritage (NCBH) NCBH19 Objective 2: To ensure that all development proposals that affect a Protected Structure and its setting including proposals to extend, alter or refurbish any Protected Structure are sympathetic to its special character and integrity and are appropriate in terms of architectural treatment, character, scale and form. All such proposals shall be consistent with the Architectural Heritage Protection Guidelines for Planning Authorities, DAHG (2011 or any superseding documents) including the principles of conservation. NCBH19 Objective 3: To address dereliction and to welcome, encourage and support the rehabilitation, renovation, appropriate use and sensitive re-use of Protected Structures consistent with RPO 9.30 of the RSES. NCBH19 Objective 4: To support alternative uses for Protected Structures including former institutional sites in order to provide continued security of the heritage value of these buildings, attendant grounds and associated landscape features. To this end, the relaxation of site zoning restrictions may be considered in order to secure the preservation and conservation of the protected structure where the use proposed is compatible with the existing structure and where the proposed development is consistent with best practice conservation policies and the proper planning and sustainable development of the area. NCBH19 Objective 5: To prohibit demolition and inappropriate alterations of Protected Structures unless in very exceptional circumstances. NCBH19 Objective 6: To ensure that any works to upgrade the energy efficiency of Protected Structures and historic buildings are sensitive to traditional construction methods and materials and do not have a detrimental physical or visual impact on the structure. Regard should be had to the DAHG publication ‘Energy Efficiency in Traditional Buildings’ (2010). NCBH19 Objective 7: To review the National Inventory of Architectural Heritage (NIAH) and update the Record of Protected Structures in accordance with any direct Ministerial recommendations. NCBH19 Objective 8: To support the restoration of the Mill Race (RPS Ref. 007), recognising that it is in private ownership, from where it leaves the Liffey at Fonthill to where it enters the Mills area at Palmerstown having regard to the potential for biodiversity enhancements.
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028121Natural, Cultural and Built Heritage (NCBH) NCBH19 Objective 9: To investigate the merit of including the following on the Record of Protected Structures and where such merit is identified to undertake the necessary public consultation process under the Planning and Development Acts: à Palmyra House, Whitechurch Road, Rathfarnham, Dublin 16. à Friarstown House and outbuildings, Bohernabreena, Co. Dublin D24 F890. à SIAC Bridge, Monastery Road, Clondalkin, Dublin 22. à Old Milestone on north-west side of Templeogue Road Set in front of the modern boundary wall of No. 211 Templeogue Road, Dublin 6W. à Fort (or Callaghan’s) Bridge, Kiltipper / Friarstown Upper / Ballinascorney Lower, Dublin 24. à Granite Boundary Stone outside Nos. 50 / 52, Whitehall Road, Dublin 12. à Road sign Bothair An Racadair, Whitehall Road NCBH19 SLO 1: To pursue the development of an inter-county greenway through support for the refurbishment and re-use of the metal (silver) bridge in Palmerstown (the Lower Road, RPS ref. 006) which is in the ownership of Fingal County Council and to promote its usage into the sustainable movement infrastructure of the County through the Council actively seeking direct access to and enhanced enjoyment of this structure through the acquisition of lands in private ownership within South Dublin County to facilitate public use and enable connections between Fingal and South Dublin Counties and Dublin City. NCBH19 SLO 2: To prepare a Design Plan for St Cuthbert’s Park and to make provision for St. Cuthbert’s Church. NCBH19 SLO 3: To protect Glebe House RPS Ref. 313 (Former Mary Mercer Trust Charter School for girls), Rathcoole. 3.5.3 Architectural Conservation Areas An Architectural Conservation Area (ACA) is a place, area, group of structures or townscape that is of special architectural, historical, archaeological, artistic, cultural, scientific, social or technical interest or value or that contributes to the appreciation of Protected Structures. An ACA may consist for example, of a row of terraced houses, a street, a village centre or a cluster of structures. Unless a structure is also listed on the Record of Protected Structures, the designation afforded from inclusion in an ACA only applies to the exterior and streetscape. The list below comprises ACAs identified within South Dublin County: à Balrothery Cottages, Tallaght à Boden Village Cottages, Ballyboden à Clondalkin Village
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028122Natural, Cultural and Built Heritage (NCBH) à Lucan Village à Newcastle Village à 9th Lock and Ballymanaggin Lane, townlands of Clonburris Great and Ballymanaggin, Clondalkin à No’s 1-8 Red Cow Cottages and 1-8 Woodfarm Cottages, Old Lucan Rd, Palmerstown. à No’s 168-186 Whitehall Road à Palmerstown Lower – Mill Complex à Rathcoole Village à Rathfarnham Village including Willbrook à Riverside Cottages, Templeogue à St Brigid’s Cottages, townland of Bushelloaf, Clondalkin à St Maelruan’s Terrace (Goose Park), Old Bawn Road Tallaght Village à Saint Patrick’s Cottages, Grange Road, Rathfarnham à Tallaght Village à TJ Burns Cottages, Old Bawn Road à Whitechurch Road and Taylor’s Lane Cottages, Rathfarnham Each ACA boundary is outlined on the Development Plan maps that accompany this written statement. A list of each ACA with a brief description of the architectural character of the area is set out below: 1. Rathcoole Village There are numerous buildings of interest within the linear ACA envelope, including Rathcoole House, the Court of Petty Sessions, Rathcoole Health Centre, Rathcoole Garda Station, Rathcoole Inn, An Poitin Stil and several smaller cottages dotted throughout the village. The main concentration of historic buildings, dating from the late eighteenth and nineteenth centuries, are in the eastern and central part of the village. The village core remains apparent as a distinct urban focus, despite the late twentieth century residential and road development surrounding the village. 2. Newcastle Village Newcastle is an historically significant village originally established as a medieval manor in the thirteenth century. Its large number of surviving archaeological monuments and well-preserved medieval land holding system of burgage plots preserved in hedgerows makes Newcastle a village of national significance. The built fabric of the village core has been classed as some of the oldest in the region. The buildings of interest within the ACA envelope are medieval structures such as tower houses constructed before 1500, the Church of Ireland, the mid-eighteenth century Glebe House, and the Old National School and St Finian’s Roman Catholic Church which date from the early to mid-nineteenth century. 3. Riverside Cottages, Templeogue Riverside cottages consist of a crescent shaped formation of twenty semi-detached bungalows, situated off the main Templeogue Road. The cottages front onto a large green open space with the river Dodder forming a natural boundary to the south. The cottages are of buff coloured brick with granite features and red brick projecting porches forming a distinctive group with significant architectural and setting interest.
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028123Natural, Cultural and Built Heritage (NCBH) 4. St. Patrick’s Cottages, Grange Rd, Rathfarnham This area consists of fourteen sets of semi-detached cottages, five sets of semidetached, single storey structures with dormer rooms and one terrace of ten twostorey houses, designed by architect T.J Byrne c.1915 for housing staff and families of the adjacent Flour Mill. The four rows of dwellings that form the original St. Patrick’s Cottage housing scheme had large rear gardens; with the advent of a sewerage system in the 1960s the large back gardens of the cottages were shortened to make way for terraces of two storey houses with flat roofs. There are three early-twentieth century house-types in this development forming a distinctive group with significant architectural interest as well as social interest in that they provide a contextual understanding for the historic milling industry in the vicinity. 5. Whitechurch Road and Taylor’s Lane Cottages, Rathfarnham This area comprises 12 semi-detached cottages along Whitechurch Road, ten semidetached cottages and two semi-detached, two storey houses which are similar to the development on Taylor’s Lane and date from the early twentieth century. The distinct character derives from a shared palette of materials including natural slate, granite construction, stone boundary walls, buff coloured brick, brick chimney stacks, repetitive patterns and contribution to streetscape. 6. Balrothery Cottages, Tallaght This terrace of four cottages is situated on Tallaght Road, just west of Brookmount lawns within Balrothery and dates to the early twentieth century. The design is typical of working class housing constructed within rural Dublin County at the time. 7. Boden Village Cottages, Ballyboden This terrace of nine bungalows is situated on Ballyboden road, south-west of the crossroads with Glendoher and Ballyroan Road. The rear of the properties is bounded by a small watercourse, the tail-race from the former paper mill on Taylor’s Lane. These bungalows were most likely constructed in the 1950s or 1960s. 8. Lucan Village Lucan village is situated on the banks of the Griffeen and Liffey Rivers in a scenic part of the Liffey Valley and adjoins the Liffey Valley Special Amenity Area. Lucan largely dates from the eighteenth century when the town became a fashionable resort, following the discovery of a sulphuric spa in 1758. The main street dates from 1800 to 1830 and the scenic nature of the village attracted residents from Dublin. A series of mills, including linen, woollen and flour mills, was established on the Liffey downstream from Lucan during the eighteenth and nineteenth centuries and several mill complexes survive in varying degrees of preservation. Lucan Village’s distinct character derives from a shared palette of materials, repetitive patterns, streetscape and the layout and details of the village such as the village green, limestone paving, mature tree lined streets, stone buildings and walls and public buildings. 9. Clondalkin Village The Round Tower is the renowned symbol of Clondalkin Village, and dates from c.750AD. A number of mills were established on the Camac River, including in the eighteenth century when a series of small gunpowder mills were located in the
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028124Natural, Cultural and Built Heritage (NCBH) demesne of Little Corkagh. Clondalkin developed in the eighteenth and nineteenth centuries as a typical mixed-use town acting as a marketplace and providing housing for the local mill workers. The village retains a small number of houses from the nineteenth century. Examples of Clondalkin’s distinct character include streetscape, roofscape, views and settings, views towards landmark buildings, including the Round Tower and Church of St. John’s, and open spaces. 10. Palmerstown Lower – Mill Complex Below Palmerstown village on the banks of the Liffey, a large number of mills were established during the eighteenth century. In the early nineteenth century the range of industrial enterprises here included extensive printing-works, large iron-works, oil and dye stuff mills and wash mills. There were also lead and copper works, large cotton mills and flour mills. The former industries were of considerable importance to the historical, architectural and social evolution of the area and a considerable amount of riverside historic buildings and rural character are still evident. 11. Rathfarnham Village including Willbrook The development of Rathfarnham village is closely linked with that of Rathfarnham Castle, built in c. 1583 by the Archbishop of Dublin. During the nineteenth century a series of mills were established on the Owendoher and Dodder Rivers. During the eighteenth and nineteenth centuries, numerous villas and small country houses were built in the environs of Rathfarnham. With the arrival of trams, Rathfarnham became a suburb of Dublin, and terraced houses were built to accommodate suburban workers. 12. Tallaght Village Tallaght is the site of an Early Christian monastery which was founded by St. Maelruain in the 8th century. St Maelruain’s Church, graveyard and tower now occupy the site of this monastery. The lands in Tallaght area came under the control of the Archbishop of Dublin. Tallaght House was built in 1820 on the site which was occupied by Tallaght Castle and later the Archbishop’s Palace. In 1855 the Dominicans purchased the lands and buildings and founded the Priory of St. Mary. In 1864 they opened the present priory building and added extensions at later dates. The village was connected to Dublin by tram in the 1890s and this led to significant redevelopment in Tallaght. The character of Main Street today is largely defined by the attractive and substantially intact early twentieth century houses in the village. 13. St Maelruan’s Terrace (Goose Park), Old Bawn Road, Tallaght As one of the first multiple-unit residential developments in the locality, this terrace also represents a significant example of early urban planning in South Dublin. Although their originally long rear gardens have been truncated and amalgamated by later commercial enterprises, the retention of the road-fronting gardens as well as the lack of high-rise or particularly high-density development in the immediate vicinity has meant that they retain much of their original character after almost a century of residential use. The six houses retain a discreet and distinctive appearance despite being surrounded by later twentieth-century houses. By virtue of their rarity as historic structures in the immediate area, they provide an insight into the local built environment and social history.
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028125Natural, Cultural and Built Heritage (NCBH) The repeating features of the site which typify its uniform character, including the enclosed front gardens, shape of window-openings, wall materials, brick chimney stacks and roof materials collectively lend a great deal to the overall historic character of the area. 14. TJ Burns Cottages Semi-detached cottages on west side of Old Bawn Road. 15. Woodfarm Cottages 1-8 and Red Cow Cottages 1-8, townlands of Palmerstown Upper and Redcow farm, Old Lucan Road, Palmerstown Red Cow and Woodfarm Cottages form two terraces of eight, two-storey structures having ground levels of snecked, squared granite construction with red brick detail and the upper floors of rough render painted in various colours. The traditional palette of materials includes natural slate pitched roofs with black clay ridge tiles and brick chimneys. Front-facing gables are used to punctuate the two rows and the houses front onto the road with most of the original wrought-iron railings forming the boundary of small gardens which provide unifying set-back from the road. A notable survival of these two early twentieth-century residential terraces are the original rear lanes and many of the linear rear plots to each house. 16. St. Brigid’s Cottages, townland of Bushelloaf, Clondalkin This group of single-storey, semi-detached, three-bay houses is situated on the north side of the present N7 road on a square plot of land between the road and a quarry which has operated at this location south-east of the historic core of Clondalkin village since before the early nineteenth century. The brick-built houses, some of which are painted or rendered, and some retain the original exposed surface finish have pitched slate roofs, slightly overhanging eaves with timber eaves detail and projecting gabled entrance porches with round-headed front entrance door openings, granite plinths to the brick corners and entrance steps where the slope of the street requires. There are low, rendered replacement walls which form a solid edge to the street between the incorporate gateways to rear plots, some of which have been developed with extensions to the original house or sub-divided to provide separate residential sites behind the street-fronting dwelling. 17. 9th Lock and Ballymanaggin Lane, townlands of Clonburris Great and Ballymanaggin, Clondalkin’ The group of alternating single and two-storey, semi-detached houses is situated on the north bank of the Grand Canal and on the opposite of the Ninth Lock Road from the eighteenth-century waterway structure which gives the main road leading north from the centre of Clondalkin its name. The early twentieth-century houses have squared granite walls with cut granite lintel and doorcase detail to ground level while the gables and first floor walls are built of buff-coloured brick. Gable apexes to the Ninth Lock Road-facing pair of semi-detached houses have distinctive painted timber-framing that provides further decorative embellishment to these more prominently-located dwellings. Roofs are pitched and all are clad with fibre-cement tiles, having slightly overhanging eaves with timber verge detail. There are original wrought-iron railings to boundaries of some front gardens on Ballymanaggin Lane although most have been replaced with low, rendered block-built walls which form a
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028126Natural, Cultural and Built Heritage (NCBH) solid edge to the street in front of the houses and incorporate gateways to rear plots, many of which have been developed with extensions to the original house. 18. No’s 168-186 Whitehall Road This crescent-shaped arrangement of ten semi-detached bungalow cottages [House Numbers 168-186] is situated on the south-east side of Whitehall Road. They have linear front gardens and having limited survival of wrought-iron boundary railings. The roof-form of the cottages alternates between pitched and hipped, providing subtle variety to the slate-clad roofs of the group. There are brick chimneys, some of which have been rendered, squared granite-built walls with projecting gabled entrance porches. Window openings are uniformly-arranged, but with a number of discrete variations in form with generally tall, narrow opening complimented by wider flat or segmental cut-granite lintels and heavy granite sills. The main entrance doorways have semi-circular fanlights over the quarry-faced granite lintel and this use of local building stone creates a distinctive architectural style in the area. Development within Architectural Conservation Areas The carrying out of exterior works to structures within an ACA are exempt from planning permission only where the works would not materially affect the character of the area and where the works would be consistent with the appearance of the structure itself and neighbouring structures. The Council will seek to ensure that new development and works within ACAs and village areas respect the historic status of the area and demonstrate an awareness of the historic surroundings on the part of designers, developers, building occupiers and owners. This will serve to protect and enhance the architectural heritage of the area and will ensure that new development adds to the character of the area and reinforces its sense of place. Chapter 12: Implementation and Monitoring contains advice on good practice design and information to be included with planning applications for development within an ACA. Policy NCBH20: Architectural Conservation Areas Preserve and enhance the historic character and visual setting of Architectural Conservation Areas and carefully consider any proposals for development that would affect the special value of such areas. NCBH20 Objective 1: To avoid the removal of distinctive features that positively contribute to the character of Architectural Conservation Areas including building features, shop fronts, boundary treatments (including walls), street furniture, landscaping and paving. NCBH20 Objective 2: To prohibit demolition of a structure that positively contributes to the architectural character of the ACA.
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028127Natural, Cultural and Built Heritage (NCBH) NCBH20 Objective 3: To ensure that new development, including infill development, extensions and renovation works within or adjacent to an Architectural Conservation Area (ACA) preserves or enhances the special character and visual setting of the ACA including vistas, streetscapes and roofscapes. NCBH20 Objective 4: To address dereliction and to welcome, encourage and promote appropriate and sensitive reuse and rehabilitation of buildings, building features and sites within Architectural Conservation Areas. NCBH20 Objective 5: To reduce and prevent visual and urban clutter within Architectural Conservation Areas including, where appropriate, traffic management structures, utility structures and all signage. NCBH20 Objective 6: To promote and support the reimagining of public spaces and places within Architectural Conservation Areas as part of improving positive placemaking (refer to Section 3.6.2 subsection Placemaking and the Historic Built Environment). NCBH20 Objective 7: To ensure proposals for shopfronts and retail signage within ACAs adhere to best practice and achieve high quality designs which respect the character of the area. In this regard, applicants shall be required to have regard and adhere to the principles laid out in South Dublin’s Shopfront Design Guide. NCBH20 Objective 8: To ensure that all planning applications for new developments within or immediately contiguous to an ACA include an Architectural Impact Assessment and Design Rationale addressing design considerations such as urban structure and grain, density and mix, scale, height, materials, landscape, views and landmarks and historic development. NCBH20 Objective 9: To continue and complete the work on information leaflets and guidance documents for owners, occupiers and practitioners within Architectural Conservation Areas. NCBH20 SLO 1: To investigate the purchase and development of the old RIC Barracks on the Old Nangor Road which is a Protected Structure within the present Architectural Conservation Area (ACA). NCBH20 SLO 2: To secure the preservation and enhancement of the Palmerstown Lower (Mill Complex) ACA, to actively promote the restoration of industrial heritage including the former mills, mill races and other buildings on Mill Lane and surrounds and to explore their use for residential, tourism / outdoor recreation and / or commercial purposes related to public enjoyment of this amenity.
Source South Dublin County Council: South Dublin County Development Plan 2022–2028 – Written Statement (2022–2028) · 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.