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 2022-2028238Housing (H) H13 Objective 4: To promote and encourage ‘Living-Over-The-Shop’ residential uses on the upper floors of appropriate buildings located in Town, District, Local and Village Centres within the County save for public houses and nightclubs and other inappropriate places where similar business is conducted. H13 Objective 5: To ensure that new development in established areas does not unduly impact on the amenities or character of an area. H13 Objective 6: To support the subdivision of houses in suburban areas that are characterised by exceptionally large houses on relatively extensive sites where population levels are generally falling and which are well served by public transport, subject to the protection of existing residential amenity. H13 Objective 7: To support and facilitate the replacement of existing dwellings with one or more replacement dwellings, subject to the protection of existing residential amenities and the preservation of the established character (including historic character and visual setting) of the area (see Policy NCBH 22: Features of Interest and Chapter 12: Implementation and Monitoring). 6.8.2 Residential Extensions Domestic extensions allow for the sustainable adaptation of the County’s existing housing stock. The South Dublin County Council House Extension Design Guide (2010) supplements the policies and guidance of the Development Plan. Policy H14: Residential Extensions Support the extension of existing dwellings subject to the protection of residential and visual amenities. H14 Objective 1: To favourably consider proposals to extend existing dwellings subject to the protection of residential and visual amenities and compliance with the standards set out in Chapter 12: Implementation and Monitoring and the guidance set out in the South Dublin County Council House Extension Design Guide, 2010 (or any superseding guidelines). H14 Objective 2: To review and update the South Dublin County Council House Extension Design Guide, 2010 during the lifetime of this Development Plan, to include a review of design options for mid terrace type extensions with a view to facilitating these extensions in Local Authority housing where appropriate.
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028239Housing (H) 6.8.3 Family Flats A family flat refers to a temporary subdivision or extension of an existing single dwelling unit to provide semi-independent accommodation for an immediate family member (older parent or other dependent). The Council will consider family flat developments where an established need has been satisfactorily demonstrated. Policy H15: Family Flats Support family flat development subject to the protection of residential and visual amenities. H15 Objective 1: To favourably consider a family flat development where the Council is satisfied that there is a valid need for semi-independent accommodation for an immediate family member or members subject to the criteria outlined in Chapter 12: Implementation and Monitoring. 6.9 Rural Housing Strategy South Dublin County’s rural hinterland is an important resource for the County and the Dublin Region. The rural landscape incorporates places of scenic and natural beauty together with popular recreational amenities. The rural green space also provides an important buffer between the built-up area of Dublin, rural settlements and urban centres in adjoining counties. The Landscape Character Assessment of South Dublin County (2021) under Appendix 9 highlights the high landscape value and sensitivity of the rural hinterland areas of the County, given the proximity to Dublin. The protection of rural landscapes and of high amenity and environmentally sensitive areas is a top priority of the Development Plan. NPO 19 of the National Planning Framework requires a distinction to be made between rural areas under urban influence, that is within the commuter catchment of cities and large towns and centres of employment, and elsewhere. Based on the definition under the MASP, the entire rural area of South Dublin is under strong urban influence. Accordingly, the NPO outlines that for rural areas like South Dublin County, the Development Plan should facilitate the provision of single housing in the countryside based on the core consideration of demonstrable economic or social need to live in a rural area and siting and design criteria for rural housing in statutory guidelines and plans, having regard to the viability of smaller towns and rural settlements. This approach follows on from the Rural Housing Guidelines (2005) and Circular SP 5 / 08. The County Development Plan seeks to strike a balance between facilitating housing for people who have a genuine need to live in rural areas of the County and that will contribute to the rural community and economy, while protecting such areas from urban generated housing and housing that would adversely impact on landscape character, environmental quality and visual amenity.
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028240Housing (H) The Council acknowledges the distinctive characteristics of the rural communities of the County, supports their way of life, and through the policies of this Development Plan, will endeavour to ensure their continued existence as viable communities. This includes cognisance of the demand to provide support for dependents including family members and older parents in rural areas through dwelling subdivision. The policy of the Council, therefore, is to restrict the spread of urban generated dwellings into rural and high amenity areas. The rural housing policies contained in this Development Plan apply to lands that are designated with the following zoning objectives: à RU: To protect and improve rural amenity and to provide for the development of agriculture. à HA-DM: To protect and enhance the outstanding natural character of the Dublin Mountains Area. à HA-LV: To protect and enhance the outstanding character and amenity of the Liffey Valley. à HA–DV: To protect and enhance the outstanding character and amenity of the Dodder Valley. Applications for housing in these zones will also be assessed against other relevant policy considerations and standards, as set out below and in more detail under Chapter 12: Implementation and Monitoring. Policy H16: Management of Single Dwellings in Rural Areas Restrict the spread of urban generated dwellings in the Rural “RU”, Dublin Mountain ‘HA-DM’, Liffey Valley ‘HA-LV’ and Dodder Valley ‘HA-DV’ zones and to focus such housing into existing settlements in line with the Settlement Hierarchy. 6.9.1 Rural Housing Policies and Local Need Criteria Rural generated housing arises where the applicant has close family links to the rural community and / or the applicant works in a type of employment intrinsic to the rural economy, which requires the applicant to live in the rural area to be close to their rural-based employment. In line with the Sustainable Rural Housing Guidelines, the Council will consider rural housing for persons with demonstrated exceptional health circumstances – supported by relevant documentation from a registered medical practitioner and a disability organisation –where a person is required to live close to family support or in a particular environment. Urban generated housing arises where the applicant has no indigenous links with the rural area, currently lives and works in the urban area and wishes to live in the rural area.
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028241Housing (H) Policy H17: Rural Housing Policy and Local Need Criteria Consider rural housing for persons who are “an intrinsic part of the rural community” or “working full-time or part-time in rural areas” as described under Section 3.2.3 (Rural generated housing) of the Sustainable Rural Housing Guidelines DEHLG (2005), Circular SP 5 / 08 Rural Housing Policies and PL 2 / 2017 Local Need Criteria in Development Plans: Conformity with Articles 43 and 56 (Freedom of Establishment and Free Movement of Capital) of the European Community Treaty. H17 Objective 1: To commence a review of the Rural Housing Policy and Local Need Criteria within six months of the adoption of the Plan and to include a public consultation as part of this process. H17 Objective 2: To consider persons for a rural house in the RU zone on the basis of their being an intrinsic part of the rural community where such persons have grown up or spent substantial periods of their lives, (12 years), living in the area or have moved away and who now wish to return to reside near to, or to care for, immediate family members and are seeking to build on the family landholding. Immediate family members are defined as mother, father, son, daughter, brother or sister. 6.9.2 Rural Housing in RU zone Policy H18: Rural Housing in RU Zone New or replacement dwellings within areas designated with Zoning Objective ‘RU’ (to protect and improve rural amenity and to provide for the development of agriculture) will only be permitted in exceptional circumstances. H18 Objective 1: New or replacement dwellings within areas designated with Zoning Objective “RU” (to protect and improve rural amenity and to provide for the development of agriculture) will only be permitted in the following exceptional circumstances: à The applicant can establish a genuine need to reside in proximity to their employment (such employment being related to the rural community) or à The applicant has close family ties with the rural community. The above shall also be considered in line with criteria set out under Chapter 12: Implementation and Monitoring.
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028242Housing (H) H18 Objective 2: To recognise that a person may have exceptional health circumstances where it is required that they live close to family support or in a particular environment. Such circumstances must be clearly supported by relevant documentation from a registered medical practitioner and a disability organisation and will be subject to criteria set out under Chapter 12: Implementation and Monitoring. 6.9.3 Rural Housing in HA – Dublin Mountains Zone Policy H19: Rural Housing in HA – Dublin Mountains Zone New or replacement dwellings within areas designated Zoning Objective ‘HA-DM’ (to protect and enhance the outstanding natural character of the Dublin Mountains Area) will only be considered in exceptional circumstances. H19 Objective 1: To consider new or replacement dwellings within areas designated with Zoning Objective ‘HA-Dublin Mountains’ (to protect and enhance the outstanding natural character of the Dublin Mountains Area) in the following exceptional circumstances where all of the criteria below are met: à The applicant is a native of the area; and à The applicant can demonstrate a genuine need for housing in that particular area; and à The development is related directly to the area’s amenity potential or to its use for agriculture, mountain or hill farming; and à The development would not prejudice the environmental capacity of the area, and that it would be in keeping with the character of the mountain area. These criteria are in accordance with the Sustainable Rural Housing Guidelines (2005), having regard to the outstanding character of the area and the need to preserve the environmental and landscape quality of this area. The above criteria to be considered alongside the need to sustain and renew established rural communities and to ensure the viability of amenity, including local schools and the need to accommodate genuine rural housing needs where they arise. H19 Objective 2: To generally prohibit development within restricted areas identified on the Bohernabreena / Glenasmole Reservoir Restricted Areas Map contained in Appendix 5.
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028243Housing (H) 6.9.4 Rural Housing in HA – Liffey Valley and HA – Dodder Valley Policy H20: Rural Housing in HA – Liffey Valley and Dodder Valley That within areas designated with Zoning Objective ‘HA-LV’ (to protect and enhance the outstanding character and amenity of the Liffey Valley) and ‘HA–DV’ (to protect and enhance the outstanding character and amenity of the Dodder Valley) residential development will only be permitted in exceptional circumstances. H20 Objective 1: Within areas designated with the Zoning Objective ‘HA–LV’ (to protect and enhance the outstanding character and amenity of the Liffey Valley) and ‘HA–DV’ (to protect and enhance the outstanding character and amenity of the Dodder Valley) residential development will be restricted to: à The replacement of an existing structure by a structure of a similar size – see H21 Objective 1; à The extension or alteration of an existing habitable structure – not to exceed 50% of the original structure à The provision of a domestic garage, greenhouse, shed or similar nonresidential structure where its use is incidental to the enjoyment of an existing dwelling house; and à The preservation of the high amenity landscape, views or vistas of the valley, biodiversity and amenity.
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028244Housing (H) 6.9.5 Replacement Rural Dwellings Policy H21: Replacement Dwellings in Rural and High Amenity Areas Consider applications for replacement dwellings in rural and high amenity areas where there is a genuine need for refurbishment and / or replacement. H21 Objective 1: To favourably consider applications for replacement dwellings within areas designated with Zoning Objective ‘RU’ (to protect and improve Rural Amenity and to provide for the development of Agriculture), Zoning Objective ‘HA – Dublin Mountains’ (to protect and enhance the outstanding natural character of the Dublin Mountains Area), Zoning Objective ‘HA – Liffey Valley’ (to protect and enhance the outstanding character and amenity of the Liffey Valley) and Zoning Objective ‘HA – Dodder Valley’ (to protect and enhance the outstanding character and amenity of the Dodder Valley) where the Planning Authority is satisfied that all of the following are met: à There is a genuine need for replacement or refurbishment of the structure; and à The roof, internal walls and external walls of the structure on site are substantially intact; and à The structure on site is a habitable dwelling and its use as a habitable dwelling has not been abandoned (for a period that exceeds 5 years); and à The structure on site is of limited value in terms of built heritage, character and visual amenity; and à The replacement dwelling would largely occupy the same footprint, scale and location of the dwelling to be replaced, save in exceptional circumstances where the Planning Authority agrees a more favourable position in the context of the development management criteria outlined under Chapter 12: Implementation and Monitoring. 6.9.6 Rural Dwelling Occupancy Policy H22: Occupancy Condition Conditions attached to the grants of permission for housing in Rural (RU), Dublin Mountain (HA-DM), Liffey Valley (HA-LV) and Dodder Valley (HA-DV) areas will include the stipulation that the house must be first occupied as a place of permanent residence by the applicant and / or by members of his / her immediate family, for a minimum period of seven years or such other longer period of time as is considered appropriate. 6.9.7 Rural Housing and Extension Design The design of all new dwellings and extensions (including family flat extensions) in rural areas should respond appropriately and sensitively to its surrounding rural, mountain and / or river valley context. Dwellings should be designed to be inconspicuous and compact in design particularly in areas of high visual amenity and
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028245Housing (H) with a steep topography. In designing individual proposals within a rural area, regard should also be had in relation to the combined and accumulated visual impact of a proposed development when taken together with existing nearby structures. Further to the policy and objectives set out below, standards in relation to the design and siting of residential development are detailed under Chapter 12: Implementation and Monitoring. Policy H23: Rural Housing and Extension Design Ensure that any new residential development in rural and high amenity areas, including houses and extensions are designed and sited to minimise visual impact on the character and visual setting of the surrounding landscape. H23 Objective 1: Ensure that all new rural housing and extensions within areas designated within Zoning Objectives Rural (RU), Dublin Mountain (HA-DM), Liffey Valley (HA-LV) and Dodder Valley (HA-DV); à Is designed and sited to minimise impact on the landscape including views and prospects of natural beauty or interest or on the amenities of places and features of natural beauty or interest including natural and built heritage features; and à Will not have a negative impact on the environment including flora, fauna, soil, water (including ground water) and human beings; and à Is designed and sited to minimise impact on the site’s natural contours and natural drainage features; and à Retains and reinstates (where in exceptional circumstance retention cannot be achieved) traditional roadside and field boundaries; and à Is designed and sited to circumvent the need for intrusive engineered solutions such as cut and filled platforms, embankments or retaining walls; and à Would comply with the EPA’s Code of Practice for Domestic Wastewater Treatment Systems (Population Equivalent less than 10) 2021 except where planning permission was granted prior to 7th June 2021 in which case the EPAs Code of Practice Wastewater Treatment Systems Serving Single Houses 2009 applies; and à Would not create or exacerbate ribbon or haphazard forms of development.
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028246Housing (H) 6.10 Climate Change Audit Climate Action Audit Source of Green House Gases (GHGs) Measure to Address Climate Impacts The source of GHGs from Housing principally arises from: à Heating and cooling of buildings using fossil fuels. à Car journeys to and from homes. The Development Plan contains policies and objectives which promote measures that have the potential to reduce the climate impact of providing for Housing, as follows: à The promotion of compact urban growth consistent with the Core Strategy and Settlement Strategy. à Promoting efficient use of lands within established residential areas by facilitating infill development. à Promotion of rightsizing and ageing in place keeping families close, reducing unsustainable travel within communities. à Promote high quality design in housing delivery which makes urban living attractive and is in accordance with National design standards. à Promotion of adaptable / lifetime housing standards to cater for the life cycle of people’s needs. à Policies regarding utilisation of existing private and social housing stock to maximum efficiency. à Promote location, siting and design of houses and apartments to take advantage of solar gain. à Promotion of efficient Building Design and Standards in line with the Building Regulations. à Promote the use of sustainably sourced building materials and the reuse of demolition and excavated materials through building design. à Promote the use of structural materials that have low to zero embodied energy and CO2 emissions.
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028247Housing (H)
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.