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 2022-2028228Housing (H) Planning for the housing needs of older people is, more than ever, an important factor and by bringing forward housing solutions which suit their specific physical and social needs sustainable and mixed neighbourhoods can be provided. The Government’s Policy Statement on Housing Options for Our Ageing Population (published in 2018) supports the development of housing and services on centrally located sites within urban areas as research shows that good quality, well connected, urban centres with a range and choice of housing tenures and types actively supports ageing in place. The Development Plan will seek to address the housing needs of older people within their communities, with the aim of providing a range of attractive accommodation choices for people wishing to rightsize and in turn addressing the underutilisation of larger houses, particularly within more established areas. Rightsizing is an older person’s active, positive choice to move home as a way of improving their quality of life. The ability to rightsize depends on both the availability and accessibility of housing options that people feel would improve their quality of life. This often involves moving to smaller housing units. As set out under the Programme for Government (2020), it is recognised that a choice of living in appropriate housing, where possible, enables older people to remain in close proximity to their families and community while accessing health and age-related services. This approach has been incorporated into the various South Dublin County Council policy documents. South Dublin’s analysis showed that approximately 12% of current Council housing tenancies are comprised solely of households of one or two persons, all aged 55 or older, and with no other declared occupants, living in three or four-bedroom homes. This breaks down into approximately 700 homes with single occupancy by an older person and almost 500 additional homes occupied by two older persons. South Dublin’s Housing Department has set out policy in this context and is currently proactively promoting rightsizing where appropriate, also referred to as ‘Rightsizing at the Right Time’ as part of its ongoing efforts to ensure the best use of the Council’s social housing stock. 6.3.2 Housing for Persons with Disabilities and / or Mental Health Issues Location is critical when considering housing for older people and people with a disability. Access to public transport, local community services and facilities are significant factors in improving quality of life. In terms of housing design, compliance with Part M of the Building Regulations expands options available to persons with a disability. Support is needed for the concept of independent and / or assisted living for those with a disability, and consideration should be given to the fact that some people require live-in care, when designing adapted housing units. The Council will support development which provides respite and / or residential care at appropriate locations and zonings throughout the County. In all cases, development must be in
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028229Housing (H) accordance with the principles of Universal Design and the National Disability Authority’s publication ‘Building For Everyone: A Universal Design Approach’ and shall have regard to the Government’s ‘National Disability Inclusion Strategy 2017- 2021’. The Council works in partnership with the Department of Housing, Planning and Local Government and Approved Housing Bodies to deliver and manage social housing. The Council will promote the provision of public (including social and affordable) housing by prioritising sites for servicing that have a potential for public (including social and affordable) housing. Policy H3: Housing for All Support the provision of accommodation for older people and people with disabilities and / or mental health issues within established residential and mixed use areas offering a choice and mix of accommodation types within their communities and at locations that are proximate to services and amenities. H3 Objective 1: To support housing that is designed for older persons and persons with disabilities and / or mental health issues in residential and mixed-use areas, at locations that are proximate to existing services and amenities including pedestrian paths, local shops, parks and public transport. H3 Objective 2: To support housing options for older persons and persons with disabilities and / or mental health issues – consistent with NPO 30 in the NPF, RPO 9.1 and 9.12 of the RSES. H3 Objective 3: To provide for the subdivision of large houses or an amalgamation of smaller houses within established areas for the purpose of providing independent, semi-independent or long term care accommodation. Such development should be subject to the car parking standards and the standards on dwelling subdivision as set out under Chapter 12: Implementation and Monitoring. A Traffic Impact Statement will be required in the case of major traffic generating developments or where it is considered that there would be a significant impact on the County’s road network. H3 Objective 4: To support community led housing developments for older persons and social and Council affordable housing in established areas on lands designated with Zoning Objective “OS” (To preserve and provide for open space and recreational amenities), only where the quality and quantum of remaining public open space is deemed to be adequate and the amenities of the area are preserved. H3 Objective 5: To actively encourage and directly support the provision of specific purposebuilt accommodation, including assisted living units and lifetime housing and adaptation of existing properties as a matter of urgency.
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028230Housing (H) H3 Objective 6: To promote ‘aging in place’ and opportunities for right sizing within communities and require an evidence base for proposed new nursing homes in areas which appear to be well served by them. H3 Objective 7: To ensure that those with specific housing needs, such as older persons, persons with disabilities, homeless persons, Travellers and people leaving Direct Provision, are accommodated in a manner appropriate to their specific needs and in a timely fashion. H3 Objective 8: To support and facilitate the implementation of the South Dublin Age Friendly Strategy 2020-2024, the National Age Friendly Programme, and Housing Options for Our Ageing Population 2019 and having regard to Age Friendly Ireland’s guidelines for Planning Authorities (2021). H3 Objective 9: To examine within the context of housing policy the future accommodation needs of older members of the LGBT+ community. H3 SLO 1: To facilitate the provision of older persons and supported living which positively addresses the highly sensitive environmental characteristics of the site in relation to flood risk, the riparian corridor and green infrastructure principles. The scale of any replacement redevelopment must not exceed the existing gross floor space of the existing use on site, discounting the floorspace of the protected structure on site. H3 SLO 2: To support the development of St. Brigid’s Nursing home at Crooksling as a centre that provides for the care of older persons. 6.4 Traveller Accommodation The County’s Traveller Accommodation Programme 2019-2024 sets out Council policy regarding the provision of Traveller Accommodation. The Council will, as necessary, continue to update its accommodation programme for the Travelling Community. Policy H4: Traveller Accommodation Implement the South Dublin County Council Traveller Accommodation Programme 2019-2024 (and any superseding programmes agreed by the Council) in accordance with the principles of proper planning and sustainable development. H4 Objective 1: To implement the South Dublin County Council Traveller Accommodation Programme 2019-2024 (and any superseding programme).
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028231Housing (H) H4 Objective 2: To ensure that Traveller Accommodation is located in proximity to services, including public transport, schools, GPs, shops, playgrounds and sports clubs. H4 Objective 3: To provide long term sustainable Traveller Accommodation developments, while ensuring proper provision of infrastructure. H4 Objective 4: To ensure that all Traveller Accommodation is provided to the highest standard following detailed consultation with local communities and Traveller advocacy groups. H4 Objective 5: To ensure that every halting site has basic amenities such as water, ESB, refuse collection and sanitation and are situated to enable as much integration with local communities as possible, that is, access to schools, GPs, shops, playgrounds and sports clubs. H4 Objective 6: To provide transient sites in accordance with legislation and to liaise with the other Dublin Local Authorities on the need for and, if necessary, identify suitable locations for such provision in order to provide for a coordinated approach in the Dublin Region. 6.5 Other Housing Provision South Dublin seeks to promote equality and progressively reduce all forms of social exclusion and facilitate the needs of all that can experience a sudden need for housing provision. In addition to the range of policies outlined above, the Council will work with other statutory agencies to facilitate and support appropriate accommodation and to improve the range and quality of services available. Policy H5: Other Housing Provision Support and facilitate relevant agencies in the provision of specific emergency or other forms of housing need as such demand arises. H5 Objective 1: To facilitate and support relevant agencies in the development of emergency accommodation that is socially inclusive, including hostels for homeless individuals of all genders and families, in a balanced way located throughout the County so as to avoid an over-concentration in any particular area. H5 Objective 2: To facilitate and support Túsla, the Child and Family Agency, local domestic violence service providers and other relevant agencies in the development of women’s refuge within the County to include emergency accommodation and transitional units.
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028232Housing (H) H5 Objective 3: To provide short-term emergency housing to persons who are unable to return to their homes because of domestic violence on a humanitarian basis without having to assess their eligibility for social housing support or include them on the Local Authority’s waiting list for housing supports in line with the Department of Housing, Planning, Community and Local Government Policy and Procedural Guidance for Housing Authorities in relation to Assisting Victims of Domestic Violence with Emergency and Long-term Accommodation Needs. H5 Objective 4: To carry out a review of the requirements for an additional women’s refuge in the County to ensure there is a sufficient access to places of safety available to local women and children at risk of the most extreme violence. 6.6 Student Accommodation TU Dublin, Tallaght is the most significant Third Level Institution in the County and Tallaght Hospital is a teaching hospital of national importance. Other major Third Level Institutions within adjoining counties are also proximate to existing settlements within South Dublin County. In line with the National Student Accommodation Strategy (2017), purpose-built student accommodation should be provided on campus or in suitable locations which have convenient access to third level colleges, especially by foot, bicycle and high quality and convenient public transport. Policy H6: Student Accommodation Support the provision of professionally managed student accommodation for third level students on campus or in suitably accessible locations to third level education. H6 Objective 1: To support the development of affordable and sustainable student accommodation in and near to the campus of a recognised Third Level Institution or at other suitable locations throughout the County proximate to public transport links and ensuring the protection of our historical villages. 6.7 Quality of Residential Development Good quality housing is key to the delivery of successful and sustainable neighbourhoods as envisaged under the NPF, and the RSES which align with Goal 11 of the UN Sustainable Development Goals to make cities and human settlements inclusive, safe, resilient and sustainable. Chapter 5 of the Development Plan provides a holistic approach to Quality Design and Healthy Placemaking for all land-uses through the use of ‘The Plan Approach’
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028233Housing (H) developed around eight principles which aim to drive and support the vision for South Dublin. In line with these principles this section focuses on creating attractive, connected and functional places to live setting out policies and objectives specific to the quality of housing. 6.7.1 Residential Design and Layout The Guidelines for Planning Authorities on Sustainable Residential Development in Urban Areas, DHPLG (2009) advise that residents are entitled to expect that new homes offer a high level of amenity, privacy, security and energy efficiency. Standards in relation to the quality of residential development including private open space, dwelling unit sizes, privacy and aspect are set out under Chapter 12: Implementation and Monitoring of this Plan. Public open space is dealt with in Chapter 8: Community Infrastructure and Open Space and Chapter 12. The standards are framed by the policies and objectives set out below. Policy H7: Residential Design and Layout Promote high quality design and layout in new residential developments to ensure a high-quality living environment for residents, in terms of the standard of individual dwelling units and the overall layout and appearance of the development. H7 Objective 1: To promote a high quality of design and layout in new residential development and to ensure a high-quality living environment for residents, in terms of the standard of individual dwelling units and the overall layout and appearance of the development in accordance with the standards set out in the Guidelines for Planning Authorities on Sustainable Residential Development in Urban Areas, DEHLG (2009) and the accompanying Urban Design Manual – A Best Practice Guide and the Sustainable Urban Housing: Design Standards for New Apartments, Guidelines for Planning Authorities (2020), or as may be updated and Chapter 12: Implementation and Monitoring. H7 Objective 2: To ensure that new residential developments incorporate energy efficiency measures and promote innovation in renewable energy opportunities. H7 Objective 3: To support the principle of permeability schemes that provide improved connections between housing estates and their surrounds for walking and cycling, having regard to the National Transport Authority’s Permeability Best Practice Guide (2015) or any subsequent guidelines, including the provisions relating to permeability schemes and anti-social behaviour.
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028234Housing (H) H7 Objective 4: To ensure that residential development provides an integrated and balanced approach to movement, placemaking and streetscape design in accordance with the requirements of the Design Manual for Urban Roads and Streets, DTTAS and DEHLG (2013, updated 2019). 6.7.2 Private and Communal / Semi-Private and Public Open Space The provision of open space that is appropriately designed and located is a key element of high-quality residential environments. Public open space should have active and passive recreational value and should enhance the identity and amenity of an area. Section 8.7, Chapter 8: Community Infrastructure and Open Space sets specific policy and objectives in relation to sustainable public open spaces. This section sets out specific policies and objectives relating to private and semi-private or communal open space. Policy H8: Public Open Space Ensure that all residential development is served by a clear hierarchy and network of high quality public open spaces that provide for active and passive recreation and enhances the visual character, identity and amenity of the area. H8 Objective 1: To ensure that public open space in new residential developments complies with the quantitative and qualitative standards set out in Section 8.7 of Chapter 8: Community Infrastructure and Open Space and Chapter 12: Implementation and Monitoring. H8 Objective 2: To ensure that there is a clear definition between public, semi-private and private open space at a local and district level and that all such open spaces benefit from passive surveillance from nearby residential development. H8 Objective 3: To enhance the recreational value of open spaces that serve existing residential areas as part of any future infill developments or where appropriate provide for the upgrade of other parks in the immediate area (applying the 10-minute concept) through a financial contribution in lieu, where a proposed development is not capable of providing the full open space standards on site. 6.7.3 Private and Semi-Private Open Space The provision of adequate and well-designed private and semi-private open space is crucial in meeting the amenity needs of residents. In schemes that include apartments and duplexes the more limited private open space provision for these units can be successfully augmented by high quality semi-private open spaces that are landscaped to a high quality and offer a range of active and passive uses for residents.
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028235Housing (H) Policy H9: Private and Semi-Private Open Space Ensure that all dwellings have access to high quality private open space and semi-private open space (where appropriate) and that such space is carefully integrated into the design of new residential developments. H9 Objective 1: To ensure that all private open spaces for houses and apartments / duplexes including balconies, patios, roof gardens and rear gardens are designed in accordance with the qualitative and quantitative standards set out in Chapter 12: Implementation and Monitoring. H9 Objective 2: To ensure that the design and layout of new apartments, or other schemes as appropriate, ensures access to high quality and integrated semi-private or communal open space that supports a range of active and passive uses. 6.7.4 Internal Residential Accommodation Dwellings should be of sufficient size and sufficiently adaptable to enable people to live comfortably through different stages of their lives and changing household needs. Policy H10: Internal Residential Accommodation Ensure that all new housing provides a high standard of accommodation that is flexible and adaptable, to meet the long-term needs of a variety of household types and sizes. H10 Objective 1: To promote the provision of high-quality houses and apartments / duplexes within sustainable neighbourhoods by achieving the appropriate quantitative and qualitative standards, in accordance with Ministerial Guidelines and as set out in Chapter 12: Implementation and Monitoring. H10 Objective 2: To support the design of adaptable residential unit layouts that can accommodate the changing needs of occupants, through extension or remodelling subject to the protection of residential amenity. H10 Objective 3: To strongly encourage the provision of adequate space to allow for individuals to work from home in housing units, including apartments. 6.7.5 Privacy and Security Privacy and security are important elements of the design in protecting residential amenity, particularly in higher density schemes. Security and privacy can be improved by providing a clear definition between public, semi-private and private spaces. Security can be aided by maximising passive and active surveillance of streets and spaces.
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028236Housing (H) Policy H11: Privacy and Security Promote a high standard of privacy and security for existing and proposed dwellings through the design and layout of housing. H11 Objective 1: To ensure there is a clear definition and delineation between private, semiprivate (communal) and the public open spaces that serve residential development. H11 Objective 2: To ensure that all developments are designed to provide street frontage and to maximise surveillance of streets and the public realm. H11 Objective 3: To ensure that private open spaces, where it consists of gardens, are enclosed within perimeter blocks behind the building line and that they are subdivided by suitably robust boundary treatments of a sufficient height and composition to provide adequate privacy and security. In limited circumstances, some discretion may be provided for where the configuration of the space can provide for private and secure space, to a high quality, elsewhere on the site than behind the building line. H11 Objective 4: To ensure that opposing balconies and windows at above ground floor level have an adequate separation distance, design or positioning to safeguard privacy without compromising internal residential amenity. 6.7.6 Steep or Varying Topography Sites The design and siting of new residential development should respond appropriately to the natural topography of its site and improve upon and enhance natural characteristics. This should be based on a thorough site analysis and context review. To minimise ecological and visual impacts, residential development on sites with a steep or varying topography should utilise the natural slope of the landscape and avoid intrusive engineering features. Policy H12: Steep or Varying Topography Sites Ensure that development on lands with a steep and / or varying topography is designed and sited to minimise impacts on the natural slope of the site. H12 Objective 1: To ensure that all developments including buildings, streets and spaces are designed and arranged to respond to and complement the site’s natural contours and natural drainage features in accordance with the recommendations of the Urban Design Manual – A Best Practice Guide (2009).
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028237Housing (H) H12 Objective 2: To avoid the use of intrusive engineered solutions, such as cut and filled platforms, embankments or retaining walls on sites with steep or varying topography. 6.8 Residential Consolidation in Urban Areas 6.8.1 Infill, Backland, Subdivision and Corner Sites In established residential areas sustainable intensification can be achieved through infill development, the subdivision of larger houses, backland development and the development of large corner sites. Sensitive intensification will be important to revitalise areas that have stagnant or falling populations, to secure the ongoing viability of facilities, services and amenities and to meet the future housing needs of the County. The sensitive intensification of housing development in established areas is supported by the Guidelines for Planning Authorities on Sustainable Residential Development in Urban Areas, DEHLG (2009), which recognises that the provision of additional dwellings in the suburban areas of towns and cities can revitalise such areas. Standards in relation to residential consolidation are set out under Chapter 12: Implementation and Monitoring of this Plan and have been framed by the policies and objectives set out below. Policy H13: Residential Consolidation Promote and support residential consolidation and sustainable intensification at appropriate locations, to support ongoing viability of social and physical infrastructure and services and meet the future housing needs of the County. H13 Objective 1: To promote and support residential consolidation and sustainable intensification at appropriate locations and to encourage consultation with existing communities and other stakeholders. H13 Objective 2: To maintain and consolidate the County’s existing housing stock through the consideration of applications for housing subdivision, backland development and infill development on large sites in established areas, subject to appropriate safeguards and standards identified in Chapter 12: Implementation and Monitoring. H13 Objective 3: To favourably consider proposals for the development of corner or wide garden sites within the curtilage of existing houses in established residential areas, subject to appropriate safeguards and standards identified in Chapter 12: Implementation and Monitoring.
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.