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 2022-2028219Housing (H) Vision Ensure the delivery of high quality and well-designed homes in sustainable communities to meet a diversity of housing needs within the County. Housing
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028220Housing (H)220 Housing (H) 6.0 Introduction Homes are the cornerstone of our experience of everyday life from which strong communities can emerge. Ensuring that appropriate policy supports and design standards are in place contributes towards creating a good quality of life for citizens in the right locations. South Dublin’s population is to grow by an additional 45,002 persons up to a total population of 323,769 persons by 2028. Ensuring the diverse range of needs is met, not only for this population growth but also for the existing population forms a key overarching consideration of this Development Plan. In the context of this population growth, South Dublin will need almost 15,500 new homes by the end of 2028, over 2,500 per year. Ensuring this level of additional homes are of the highest quality and are in the right location while making sure services which provide support, like education, transport, retail and other services are within easy walking distance (10-minutes) promoting sustainable travel movements is a central challenge for growth going forward. The spatial approach to the Development Plan is to make the most efficient use of land and existing infrastructure by focusing development on urban infill and brownfield lands thereby reducing urban sprawl. In anticipation of this population growth, the Development Plan is supported by a Housing Strategy and Interim HNDA. Future housing provision will take account of the housing needs of the County’s population and in particular changing demographic factors such as: the countywide decline in average household size as the population of people aged over 65 is projected to increase by 51% from 2016- 2031, an increase of 30% of the 15-24 age group, the rising affordability issues in the County over the plan period and a trend showing that pre-family groups are locating in newly constructed homes at the edges of the County since 2016. It is important that the County has housing that is affordable and attractive to all who want to live in South Dublin which provides for a variety of housing typologies and tenures which are adaptable, flexible, and meet family needs and the changing needs of people throughout their lives. This will be delivered in the context of ensuring that high quality homes are designed and delivered which are energy efficient and serve the needs of a diverse population. 6.0.1 Planning Policy Context Development Plan policies and objectives must be consistent with national and regional policy as set out in the National Planning Framework (NPF) and the Regional Spatial and Economic Strategy (RSES). National Strategic Outcome 1 of the NPF seeks to carefully manage the sustainable growth of compact cities, towns and villages rather than continuing the sprawl of
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028221Housing (H) urban development as a top national priority. It recognises that all urban settlements contain opportunities which need a streamlined and co-ordinated approach in investment, enabling infrastructure and supporting amenities. The development of these areas can add value to existing places and create more attractive environments to live and work which are centrally located, suitable to the required needs and capable of re-use to provide housing. A number of objectives in these documents are particularly relevant to the area of Housing: à National Planning Objective (NPO) 28 - Plan for a more diverse and socially inclusive society that targets equality of opportunity and a better quality of life for all citizens, through improved integration and greater accessibility in the delivery of sustainable communities and the provision of associated services. à NPO 32 - To target the delivery of 550,000 additional households to 2040 (Nationally). à NPO 33 - Prioritise the provision of new homes at locations that can support sustainable development and at an appropriate scale of provision relative to location. à NPO 34 - Support the provision of lifetime adaptable homes that can accommodate the changing needs of a household over time. à Regional Planning Objective (RPO) 9.1 - Local authorities shall ensure the integration of age friendly and family friendly strategies in development plans and other relevant local policy and decision making, including provision for flexible housing typologies, buildings and public spaces that are designed so that everyone, including older people, disabled people and people with young children can move around with ease, avoiding separation or segregation. à RPO 9.2 - Support local authority and sectoral initiatives to increase active participation and social integration of minority groups, including non-Irish nationals and Travellers. à RPO 9.4 - Design standards for new apartment developments should encourage a wider demographic profile which actively includes families and an ageing population. à RPO 9.12 - In Planning policy formulation and implementation local authorities and other stakeholders shall be informed by the need to cater for all levels of disability, through the appropriate mitigation of the built environment, and in particular for the needs of an ageing population. There are many other relevant national and regional policy objectives. These are referenced by number within individual Development Plan policies and objectives in this Chapter and are set out in full at Appendix 7.
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028222Housing (H) 6.0.2 Housing, Healthy Placemaking and Climate Action Housing should be delivered in a manner which facilitates the needs of a diverse range of people, providing a balance in terms of unit mix and tenure types. The design, function and layout of housing schemes, when done well, contributes significantly towards the delivery of healthy placemaking. Locating new housing in the right location ensures ease of movement by active modes to existing amenities, services and places of work. This facilitates a move away from car-based and unsustainable travel patterns thereby reducing emissions. Housing layout and design considerations can also contribute positively towards climate adaptation by ensuring new development is sited away from areas at risk of flooding, while the design, orientation and building materials used can ensure energy efficient homes are delivered. 6.1 Housing Strategy and Interim Housing Need and Demand Assessment A Housing Strategy and Interim Housing Need and Demand Assessment (HNDA) for South Dublin has been prepared and is contained within Appendix 11. The preparation of a Housing Strategy is a mandatory requirement of the Planning and Development Act 2000 (as amended) and should be supported by a Housing Need and Demand Assessment (HNDA) in the context of objectives 20 and 37 of the NPF and objective 9.5 of the RSES. Guidance in relation to the preparation of the HNDA was published by the Department of Housing in April 2021. As per Circular 14 / 2021 the guidance was not available in time for the integration into this Development Plan. Therefore, this Housing Strategy is supported by an Interim HNDA. Based on the population and housing projections over the lifetime of the Development Plan, the Housing Strategy and Interim HNDA forecasts that 8,415 households will require support from South Dublin County Council up to 2028 which includes households currently on the housing list. It is anticipated that these households will be accommodated through the various Social Housing Supports (for example, New Build programme, Part V, Leasing, HAP / RAS) during the plan period.
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028223Housing (H) Policies and objectives relating to the output from the Housing Strategy and HNDA are set out below: Policy H1: Housing Strategy and Interim Housing Need and Demand Assessment Implement South Dublin County Council Housing Strategy and Interim Housing Needs and Demand Assessment 2022-2028 (and any superseding Housing Strategy agreed by the Council) and to carry out a review of the Housing Strategy as part of the mandatory Two-Year Development Plan review. H1 Objective 1: To ensure adequate and appropriate land is zoned to facilitate and implement the aims of the Core Strategy, to deliver affordable sustainable development, and to meet forecast future housing need in the County over the life of the Plan as identified by the Housing Strategy and Interim HNDA. H1 Objective 2: To require that 20% of lands zoned for residential use, or for a mixture of residential and other uses for development of 5 or more units or development of units on land greater than 0.1 hectares (or relevant figures as may be revised by legislation) be reserved for social and affordable housing in accordance with the Affordable Housing Act 2021 and the Planning and Development Act 2000 (as amended). H1 Objective 3: To ensure that adequate and appropriate housing is available to meet the needs of people of all incomes and needs including traveller households, older persons, people with disabilities, and the homeless, through an appropriate mix of unit types and tenures provided in appropriate locations and in a manner appropriate to their specific needs. H1 Objective 4: To recognise the urgent need for the increased provision of social and affordable housing to ensure that all residents in South Dublin County have access to a home. Such provision shall be made through working with approved housing bodies and co-operatives to provide for social and genuinely affordable housing accommodation to meet housing needs. This shall be carried out through a range of delivery mechanisms including new builds, acquisitions, renovations and acquisitions of vacant homes, cost rental leasing, and housing supports including RAS and HAP or any other mechanism promoted under Government Housing Policy, with priority given to new builds and renovations whenever available. H1 Objective 5: To ensure the selection of land or housing units to purchase or lease by the Council, including Part V, promotes the development of sustainable and mixed income communities.
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028224Housing (H) H1 Objective 6: To provide social and affordable housing over the Plan period to meet forecast future housing need as identified in the Housing Strategy and interim HNDA. H1 Objective 7: To ensure population growth and increased housing densities take place within and contiguous to Dublin City and Suburbs and the County’s town boundaries suited to their strategic regional role, subject to good design and development management standards being met. H1 Objective 8: To promote the re-use of and reactivation of vacant units within our Urban Areas and pursue as soon as possible, through the application of the vacant site levy in accordance with the Urban Regeneration and Housing Act 2015, and through the implementation of the South Dublin Vacant Homes Strategy and Action Plan 2018-2021. The Council shall review and update this programme as deemed necessary and shall pursue the Compulsory Purchase of long-term vacant sites and units, where feasible. H1 Objective 9: To implement the policies, objectives and unit target set out under the South Dublin Traveller Accommodation Programme (TAP) 2019-2024 and review the programme as required. H1 Objective 10: To work with Central Government and relevant State Agencies in responding to requirements to support those in need of refuge and long-term housing, as well as ensuring the consistent application of the ‘Policy and Procedural Guidance for Housing Authorities in Relation to Assisting Victims of Domestic Violence with Emergency and Long-term Accommodation Needs’ or any alternative policy or legislation that is enacted over the lifetime of this Development Plan. H1 Objective 11: To examine the need to vary the Development Plan, following the publication of the guidance on HNDA methodology issued by the Department of Housing, Local Government and Heritage in April 2021. H1 Objective 12: Proposals for residential development shall provide a minimum of 30% 3-bedroom units, a lesser provision may be acceptable where it can be demonstrated that: à there are unique site constraints that would prevent such provision; or à that the proposed housing mix meets the specific demand required in an area, having regard to the prevailing housing type within a 10-minute walk of the site and to the socioeconomic, population and housing data set out in the Housing Strategy and Interim HNDA; or à the scheme is a social and / or affordable housing scheme. Note: Build-To-Rent (BTR) residential developments shall comply with the Sustainable Urban Housing: Design Standards for New Apartments (2020) (or any superseding Section 28 Ministerial Guidelines).
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028225Housing (H) H1 Objective 13: To support the provision of a mix of tenure types across the County in creating suitable accommodation for all in promoting sustainable and mixed income communities and discourage an over proliferation of a single tenure (whether private owner occupier, private rental, social rental or affordable purchase and rental) within any local area (within a 10-minute walking distance) or Local Electoral Area, in line with the Sustainable Urban Housing: Design Standards for New Apartments Guidelines for Planning Authorities (December 2020) and the provisions of the Housing Strategy and Interim HNDA or any subsequent future Regional based HNDA. H1 Objective 14: To facilitate, as far as possible, the development of homes for owner-occupiers over institutional investors. H1 Objective 15: To ensure that a balanced mix of tenure is provided for in the areas zoned for Regeneration in the Tallaght LAP lands and the City Edge area. Such a mix shall take account of the existing or permitted tenure within a ten-minute walking distance of any proposed development and applicants for planning permission shall demonstrate, to the satisfaction of the Planning Authority, that there is no saturation of a single tenure within the defined area. H1 Objective 16: To support the provision of homeless accommodation and / or support services which is inclusive and treats all persons with dignity and respect in a balanced way located throughout the County and not concentrated in any particular areas and to incorporate consultation with other homeless support services in supporting this service. H1 Objective 17: To review the South Dublin County Council Housing Strategy 2022-2028 as part of the mandatory Two-year Development Plan Review. H1 Objective 18: To ensure that where Local Authority public lands zoned Res / Res N or future zoned Res / Res N local authority lands are used to develop housing, that it is used exclusively for the delivery of social, affordable cost rental and affordable purchase homes. 6.2 Supply of Housing The Core Strategy in Chapter 2 identifies capacity for approximately 21,490 units which are serviced and / or serviceable within the lifetime of the Plan period. The Housing Need for the County is 15,576 new homes up to 2028. When the homes on the sites already under construction are taken account of there is land required to provide for 13,138 new homes over the Plan period. In recognising that the County has a surplus of service and serviceable zoned land required to deliver the supply targets but acknowledging that not all of this land may
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028226Housing (H) come forward, the Core Strategy incorporates a flexible approach to development where progress and delivery of units within each Neighbourhood will be monitored to ensure consistency with the overall settlement figures to align with the National and Regional Plans and targets. Planned growth for the Development Plan period comprises 93% of new homes within the Dublin City and Suburbs settlement through the re-use, infill and consolidation of existing urban areas with sustainable intensification along public transport networks at the ‘REGEN’ zoned lands, Adamstown and Clonburris SDZs and the new district at Fortunestown. 7% of new homes are planned within the three settlements: Saggart, Newcastle and Rathcoole which will develop at an incremental pace based on the delivery of social, physical and transport infrastructure and services. Policy H2: Supply of Housing Ensure that sufficient zoned land continues to be available at appropriate locations to satisfy the housing requirements of the County. H2 Objective 1: To maximise the use of existing housing stock, prioritising Council voids, facilitating and promoting upgrade / retrofit of existing stock reducing energy demand and addressing Climate Change in line with the Energy, Efficiency and Retrofitting Programme 2021-2030 (or any superseding document). H2 Objective 2: To ensure that sufficient zoned land, integrating land use and transport and which can be serviced is available at appropriate locations to satisfy the housing requirements of the County and to support and facilitate the development of housing lands based on the Settlement Strategy outlined in Chapter 2: Core Strategy and Settlement Strategy. H2 Objective 3: To promote and facilitate the development of infill schemes throughout the County where it has been identified that such schemes will contribute towards the enhancement of communities within the County, working towards an even spread of such schemes across all LEAs, whilst ensuring that sufficient and appropriate public spaces and amenities are preserved in existing residential estates, subject to the protection of residential amenity. H2 Objective 4: To promote lifetime housing standards in new homes built in the County in accordance with best practice. H2 Objective 5: To ensure the provisions of the Planning and Development Act 2000, as amended are utilised in the control and authorisation of short-term lettings and to prevent an over-concentration of such a use to facilitate the supply of housing.
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028227Housing (H) H2 Objective 6: To ensure an adequate and appropriate provision of social housing across the County, particularly in relation to 1 bed and 4 bed units, through the building up of public landbanks, facilitation of the transfer of lands and other appropriate mechanisms with third parties (only where necessary) to ensure an appropriate number of and distribution of new social housing, and to avoid additional concentration of social housing above that already in existence. H2 Objective 7: To promote integration of all tenure types within communities by shifting the areas of focus for the provision of Social Housing to areas of population decline to break down barriers and stigmas that unfortunately exist and promote the re-population of declining communities instead of continuing to develop infill and larger projects in areas of population increase and population pressure, like Tallaght and Clondalkin, where green space is becoming more sparse by the year as a result. 6.3 Housing for All 6.3.1 Housing for Older People The projected growth in the 65 and over age group forms the largest change up to 2031 with a projected increase of 56.4% (17,447 persons) by 2031. This is a continuation of the trend from previous years where the cohort increased by 33% between 2011 and 2016 which is an increased rate from the 29% between 2006 and 2011 Census. This represented a 73% growth of this age group over the 10-year period of 2006-2016.
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