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
Ask this document
Answers come only from the text of South Dublin County Development Plan 2022–2028 – Written Statement, each claim linked to its page. They are not advice; check the page itself.
Free, with a daily limit.
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028458Implementation and Monitoring ( IM) à Where proposals include alterations and extensions affecting structures within an ACA, these should be sensitively designed and sited appropriately, should be generally subservient to the main structure, should not be visually obtrusive or detract from the character of the structure or its setting within the ACA; à Any new developments within an ACA should reflect the existing building stock and should clearly read as a modern intervention within the ACA. Proposals should be sympathetic to the existing character and context of the area and take cognisance of the height, scale and mass of the historic urban form, especially in sensitive areas such as main streets and adjacent to cultural / historic cores. Proposals should also add architectural interest and varied design within the mix to provide different architectural styles. All designs should be of a high standard and should be finished to a high quality in terms of building materials; à Any proposed new street furniture and public realm improvement works should be of high quality to reflect the historic setting of the ACA and consideration should be given to the location and siting of such items and / or materials to take cognisance of this setting and context; à All development works within ACAs should seek to limit, reduce and remove urban and visual clutter including building signage, traffic signage, bollards, utility boxes and other free-standing installations. In addition to the general requirements of this Development Plan, signage proposals within ACAs shall have regard to the requirements outlined in Chapter 12 of the Architectural Heritage Protection Guidelines for Planning Authorities, DAHG (2011); à Any proposed new advertising signage should be of high quality and should visually respect the existing character of the ACA. 12.3.9 Vernacular and Historic / Older Buildings, Estates and Streetscapes à Proposals to extend and / or renovate older buildings and houses should seek to retain original features and finishes that contribute to their architectural or collective interest. à All planning applications affecting vernacular and historic buildings should be accompanied by a Written Report including a description, historical background, photographs and methodology for the proposed works, which should be carried out by a suitably qualified professional with appropriate conservation expertise. à Development proposals to demolish a dwelling / building that is not a Protected Structure or in an ACA but is considered to be of historic character or architectural interest will be carefully considered. In such cases, a strong justification for the demolition of the dwelling / building will be required, addressing the potential impact on the historic character and visual setting of the area. à Life Cycle Costing will be required for all planning applications relating to demolition of older buildings that are not Protected Structures in order to ascertain the true economic and embedded carbon value of the building. à Where demolition of older buildings and ground works is proposed in whole or in part, the application submitted should include an audit of the existing materials on site and a method statement regarding salvage, reuse or disposal. à Where permission is sought to demolish a historic or traditional building on the grounds of structural defects or failure, or that it is not reasonably capable of
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028459Implementation and Monitoring ( IM) being made structurally sound, such a contention must be convincingly demonstrated through a detailed report on the existing condition produced by a professional with appropriate conservation expertise and, preferably, an understanding of vernacular buildings. As part of such justification, details will be required of remedial works normally used in similar circumstances and setting out why these would not be appropriate or feasible. 12.3.10 Thermal Upgrading and Energy Efficiency in Historic and Traditional Buildings à Care should be taken to achieve an appropriate balance between the conservation of historic buildings and environmental sustainability and the introduction of energy efficiency measures. à The principles of minimal intervention should apply when undertaking works to upgrade the energy efficiency of a historic building. The existing fabric of the building should be retained and repaired rather than replaced. à Measures to upgrade the energy efficiency of Protected Structures and historic / traditional buildings should acknowledge their inherent architectural characteristics, techniques and materials and should not have a detrimental physical or visual impact. 12.4 Green Infrastructure This section should be read in conjunction with Chapter 4 and Appendix 4 and associated policies and objectives. 12.4.1 Green Infrastructure Definition and Spatial Framework Green Infrastructure (GI) is defined as ‘a strategically planned network of natural and semi-natural areas with other environmental features designed and managed to deliver a wide range of ecosystem services such as water purification, air quality, space for recreation and climate mitigation and adaptation.’ (EU Strategy on Green Infrastructure 2013) The spatial framework of GI in the County which is the basis of the GI Strategy incorporates primary GI Corridors (of regional importance, Chapter 4) and Local GI Corridors (Appendix 4). GI also includes stepping-stones which are important elements at the local level and which contribute to the overall GI network providing connections and opportunities which support the local and primary corridors. GI Cores provide ecological resources of regional / national importance, and / or high levels of outstanding amenity. GI Corridors provide for movement of flora and fauna between GI Cores. Primary GI Corridors operate at the regional level, linking GI Cores within and beyond our own County. Local GI Corridors link Cores or Corridors within the County. GI Stepping Stones are discrete pieces of GI Infrastructure that are not linked to a
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028460Implementation and Monitoring ( IM) wider network as yet but can act as a refuge for ecology or small zones of biodiversity and amenity within an urban or hard landscape area or an area of monoculture. GI stepping-stones can be improved on or linked-up over time to help connect existing corridors or become local or even primary GI Corridors themselves. 12.4.2 Green Infrastructure and Development Management All planning applications shall demonstrate how they contribute to the protection or enhancement of Green Infrastructure in the County through the provision of green infrastructure elements as part of the application submission, having regard to the following: à In the case of small-scale developments this may consist of a simple landscape plan which includes objectives to protect or restore existing on site GI assets, provides for connection to local or primary GI corridors or includes elements which allow the site to act as a local stepping stone; à Where the development site is located within or close to a Core or Corridor the development should, at a minimum, protect any existing GI assets and enhance same (for example, not breaking a GI Corridor but enhancing same with a connecting piece of planting, retaining hedgerows or woodlands); à The characteristics and assets of the proximate GI Core, Corridor or Stepping- Stone should be reflected within proposed development, for example continuation of hedgerows, tree planting, waterways; à Development should seek to enhance or restore features that act as ecological corridors, particularly water features, hedgerows, tree lines, areas of un-cultivated land. These, or some element of them, should be incorporated into the proposed development to create pathways for wildlife and / or increase amenity value; à Development sites which are not located proximate to designated GI Cores or Corridors should identify the nearest designated GI Core, Corridor or Stepping Stone and make provision for GI interventions on the site which could eventually provide a link to local Stepping Stones, Cores or Corridors; à Developers should be aware that ecological corridors can also act to quickly spread non-native invasive species. Therefore, identification and control of invasive species site should be included in planning applications and the GI Plan. All development proposals shall be accompanied by a Green Infrastructure Plan, which will normally be submitted as part of the suite of Landscape Plans that are required for a development. Plans shall include the following: à Site location plan showing the development site in the context of the wider GI as shown on the Council’s GI Plan for the County; à Site survey and analysis, identifying existing GI Infrastructure and key assets within the site; à Indicate how the development proposals link to and enhance the wider GI Network of the County; à Proposed GI protection, enhancement and restoration proposals as part of the landscape plan, where appropriate, for the site; à Proposals for identification and control of invasive species.
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028461Implementation and Monitoring ( IM) Applications for extensions or single houses will also require the submission of a GI Infrastructure Plan which may be incorporated into the proposed landscape plan. This should clearly incorporate GI elements and provide links to local ‘Stepping-Stones’, Cores and Corridors where appropriate. Some smaller scale development may require more detailed GI Infrastructure Plans. Depending on location and context of the site, this will be decided on a case-by-case basis. Regardless of development size or type, applicants must submit an overall site summary quantifying and detailing the following: à tree and hedgerow removal; à tree and hedgerow retention; à new tree and hedgerow planting. This information will be submitted in a digital format agreed with the Council to allow amalgamation and reporting on tree and hedgerow cover within the County over time. Green Space Factor (GSF) The GSF is a score-based requirement that establishes minimum standards for landscaping and GI provision in new developments. Minimum scoring requirements are based on the land-use zoning of a site (See GI5 Objective 4), this applies to all development comprising 2 or more residential units and any development with a floor area in excess of 500 sq m. Qualifying developments are required to reach the minimum Green Space Factor (GSF) score established by their land use zoning. Developers can improve their score by both retaining and enhancing existing landscape features and incorporating new features. A developer will be required to specify the GSF measures included within a proposed development as part of the submitted Green Infrastructure Plan and Landscape Plan. To facilitate the evaluation of the GSF score for a proposed development the Council will make available a Green Space Factor Worksheet to applicants which will be required to be submitted with a qualifying planning application. A Green Space Factor Guidance Note will also be made available on the Council’s website under the Development Plan section setting out the applicable weightings and scorings. This will allow developers to calculate the overall site area and the surface areas of contributing to the GSF to see whether a proposed development achieves the required minimum score. Where applicable, a completed worksheet shall be submitted with the Green Infrastructure Plan and Landscape Plan in support of a proposed development. Minimum Score Not Achieved In cases where proposed development does not meet the minimum required score and the Council agree that the minimum score is not achievable on the site; the Council will engage with the applicant to help determine an alternative GI solution, to ensure that the proposed development does not detract from the local environment and makes a positive contribution to local GI provision. Where site-specific constraints do not allow for adequate landscaping features in line with minimum requirements (for example, for infill development or certain brownfield sites) a developer will be permitted to provide alternative GI interventions or contributions to make up for this shortcoming, see below. Those GI measures ultimately chosen will be
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028462Implementation and Monitoring ( IM) dictated by the site-specific context and will be subject to agreement with Council. Sites with a Particular Sensitivity Further, where a subject site is considered to be particularly sensitive or valuable from a GI perspective, developers will be required to engage with the Council to determine those GI interventions that will be required to ensure the environmental integrity of the site. This will primarily apply to sites located within or adjacent to primary and secondary GI corridors (see Figure 4.4). In such cases, specific consideration will be required to ensure that development does not fracture the existing GI network and preserves or enhances connectivity. Such sites may require the implementation of additional site-specific interventions to reflect their value. Alternative GI Interventions As indicated above, in cases where an applicant / developer faces particular difficulties in meeting the required minimum score due to site specific constraints, the Council will engage with the applicant to help determine an alternative GI solution to make up for any shortcoming. The following comprises a non-exhaustive list of interventions that developers can implement in order to enhance GI in the local area. à The use of natural features such as woodlands, hedgerows, trees, water courses, ponds and grasslands or other natural methods to strengthen GI assets and provide connections to the wider GI network; à The incorporation of nature-based solutions such as SuDS schemes, permeable paving, green and blue roofs, green walls, swales, SuDS tree pits, rain gardens, ponds to support local biodiversity and mitigate potentially harmful effects of development; à The provision of new native tree and plant species as well as pollinator friendly species within developments, consistent with the National Pollinator Plan; à Where possible, no net loss of existing trees / hedgerows on site; à The provision of bird boxes (as building façades for nesting sparrows or swift bricks), bat boxes, hedgehog passes, and other wildlife interventions as required in landscape settings; à The provision of bee bricks in new development; à The retention of heritage features such as old walls, bridges and so on, that have habitat value; à The provision of allotments / orchards for residents to grow fruits and vegetables; à Use of recycled / upcycled or locally sourced natural materials within the development; à GI management / maintenance plans to be included as part of the landscape plans submitted for the Planning process. May include hedgerow / tree and grassland management plans; à The provision of environmentally sensitive recreation and connectivity between GI areas. Those GI measures ultimately chosen will be dictated by the site-specific context and will be subject to agreement with the Council.
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028463Implementation and Monitoring ( IM) 12.4.3 Riparian Corridors: The riparian corridors of the County include rivers, streams and other watercourses and are important for water quality as well as providing green infrastructure and biodiversity links, see sections 4.2.2 and 11.3.1 for policy and objectives. Development within or affecting riparian corridors will be required to: à Ensure that hydromorphological assessments are undertaken where proposed development is within lands which are partially or wholly within the Riparian Corridors identified as part of this Development Plan; à Demonstrate how the integrity of the riparian corridor can be maintained and enhanced having regard to flood risk management, biodiversity, ecosystem service provision, water quality and hydromorphology; à Promote and protect native riparian vegetation along all watercourses and ensure that a minimum 10m vegetated riparian buffer from the top of the riverbank is maintained / reinstated along all watercourses within any development site. This is a minimum and should be considered in light of the bullet points above; à Uncover existing culverts where appropriate and in accordance with relevant river catchment proposals, restore the watercourse to acceptable ecological standards for biodiversity wherever possible, improving habitat connection and strengthening the County’s GI network. 12.5 Quality Design and Healthy Placemaking This section should be read in conjunction with Chapter 5 and associated policies and objectives. 12.5.1 Universal Design This section should be read in conjunction with Chapter 8 Community Infrastructure and Open Space, with particular reference to Section 8.4.3 Universally Accessible Social / Community Facilities. Universal Design is the concept of creating an environment that can be used by all people, regardless of their age, size, disability or ability. Universal access creates liveable and sustainable neighbourhoods where everyone can live a full and active life as part of the community. The design and layout of development schemes, public realm and community infrastructure should incorporate universal design insofar as is feasible, having regard to the provisions of the National Disability Authority ‘Building for Everyone: A Universal Design Approach - Planning and Policy’ (2012). Larger scale development proposals should include an Access Statement setting out how universal design approaches will be featured within the development. All development proposals should incorporate best practice design including the elements set out below, where relevant (it should be noted that some of these areas are regulated by other local authority functions such as Building Control): à Promotion of lifetime housing design; à Incorporation of adaptable home offices to facilitate working from home;
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028464Implementation and Monitoring ( IM) à Provision of designated accessible parking and set down points for people with disabilities and parents with children; à Level pedestrian routes with sufficient width; à Use of surfaces suitable for wheelchairs and buggies; à Use of tactile and blister paving; à Use of colour contrast, particularly in the public realm; à Provision of wayfinding and signage at appropriate levels, particularly in the public realm; à Ensuring level access to buildings from the street that is suitable for wheelchairs and buggies; à Provision of automatic doors. 12.5.2 Design Considerations and Statements ‘The Plan Approach’ Compliance Report: Applications for new development shall be accompanied by a statement from a suitably qualified person detailing how ‘the plan approach’ has been taken into consideration and incorporated into the design of the development, including the materials and finishes proposed, and demonstrating how the eight overarching principles for the achievement of successful and sustainable neighbourhoods have been addressed which are: à The Context of an area (Character / Infrastructure – GI / Natural / Physical); à Healthy Placemaking; à Connected Neighbourhoods; à Public Realm; à The Delivery of High-Quality and Inclusive Development; à Appropriate Density and Building Heights; à Mix of dwelling types; à Materials, Colours and Textures. The principles set out above shall be demonstrated through the submission of a report clearly detailing how careful consideration has been given to each element within the context and character of a site including analysis and integration in so far as possible of natural, cultural and built heritage and key green infrastructure elements in line with the policies and objectives set out in Chapters 3 and 4 of this Plan. In addition, all planning applications for development must demonstrate how the proposal constitutes a positive urban design response to the local context and how it contributes to placemaking and the identity of an area. Design Statements: In line with the provisions of Policy QDP7 Objective 1, all medium to-large scale and complex planning applications (30 + residential units, commercial development over 1,000 sq m or as otherwise required by the Planning Authority) shall be accompanied by a Design Statement. The Design Statement should address contextual and urban design issues and clearly explain the design process, the design options considered and the rationale behind the adopted design development strategy. A Design Statement should consist of:
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028465Implementation and Monitoring ( IM) à A detailed analysis of the proposal and statement based on the 12 design criteria set out in the ‘Urban Design Manual’ (2009) and reflected in the South Dublin County Council’s Building Height and Design Guide as follows; N E I G H B O U R H O O D S I T E H O M E DETAILED DESIGN : 12 PARKING : 11 PRIVACY & AMENITY : 10 ADAPTABILITY : 09 PUBLIC REALM : 08 LAYOUT : 07 06 : DISTINCTIVENESS 05 : EFFICIENCY 04 : VARIETY 03 : INCLUSIVITY 02 : CONNECTIONS 01 : CONTEXT à Detailed design including materials and external finishes which should have regard to the policy, objectives and provisions of the South Dublin County Development Plan 2022-2028. In particular the guidance, and performance-based design criteria set out in the South Dublin County’s Building Height and Density Guide must be incorporated with due regard being had to relevant Ministerial Guidelines including the ‘Urban Design Manual’ (2009); ‘Sustainable Residential Development in Urban Areas’ (2009); ‘Urban Development and Building Height – Guidelines for Planning Authorities’ (2018); and ‘Design Standards for New Apartments – Guidelines for Planning Authorities’ (2020) or as may be superseded. à A statement or Quality Audit addressing street design as outlined within the Design Manual for Urban Roads and Streets. à Any departures within the proposed development from the guidance set out in the Building Height and Density Guide for South Dublin County (Appendix 10) shall be clearly highlighted in the Design Statement. All planning applications for development must demonstrate how the proposal constitutes a positive urban design response to the local context and how it contributes to placemaking and the identity of an area. This should form part of ‘the plan approach’ statement demonstrating how the eight principles for sustainable and successful neighbourhood development have been addressed and responded to in the development proposal.
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028466Implementation and Monitoring ( IM) Materials, Colours and Textures In addition to the above, design statements shall address the following criteria: à Where individual larger buildings are proposed, they should generally be of contemporary architectural design and finish (including use of colour); à The proposal should provide a richness to the detailing and high-quality materials; à A material palette should be created that is simple and clear, sympathetic to surrounding urban fabric, has a connection to its context, builds and the established sense of place, whilst also creating order between the elements; à Reflecting the material character of the surrounding neighbourhood can create a dialogue with the surrounding buildings, forging a connection; à Materiality should be considered in conjunction with facade proportions. 12.5.3 Density and Building Heights In line with the provisions of the South Dublin Building Heights and Density Guide, development proposals for increased building heights and densities shall be accompanied by a contextual analysis by which the suitability or otherwise of different density and height levels can be assessed with reference to the receiving environment of the proposed development (see Section 5.2.7 and Appendix 10). Proposals are required to demonstrate to the satisfaction of the Planning Authority that the overall positive benefits of the development justify the scale of increased height being proposed. In order to demonstrate the overall positive benefits and justify the scale of increased height being proposed a detailed analysis of the existing context and a demonstration that the proposed height increase is contextually appropriate will be required. This process of analysis shall be considered alongside the provisions set out in the ‘Urban Design Manual – A Best Practice Guide’ (2009) which forms a key component in the design and planning processes for higher density and larger scale development proposals. 12.5.4 Public Realm: (At the Site Level) Developments that include public realm proposals should provide for the following: à Accessible public open space that retains natural or artificial landscape features such as trees, hedges, rivers / streams using minimal visual or physical clutter; à A landscape design that creates welcoming open spaces or a parkland setting, or a landscape to enhance an urban setting complementing the character of the area; à A layout which allows the use of sustainable forms of transport such as walking, cycling and public transport, with clearly defined footpaths and cycleways linking all buildings and public areas. Parking areas should not be a dominant feature; à The location of public space close to public transport connections and interchanges or other major linkages;
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028467Implementation and Monitoring ( IM) à Promote greater connectivity and permeability throughout the development through the provision of a network of well-connected public spaces and streets, with materials, and signage that is easily interpreted by all; à Crossing points and routes should be clearly identifiable, appropriately located with respect to facilities and follow pedestrian desire lines; à Quality of materials, especially at significant locations is important to sustainable placemaking. 12.5.5 Healthy Placemaking and Public Realm: (At the Neighbourhood Level) Table 12.18: Key Principles for Healthy Placemaking and Public Realm at Neighbourhood level Identity and Sense of Place à Recognising the existing identity and sense of place within a neighbourhood and local area is an important component of healthy placemaking. These are the elements contributing to the success of an area that cannot be artificially replicated by placemaking actions. à Using a unified and restricted palette of materials and colours within the streetscape can help foster continuity and help define boundaries. à Planting can play a significant role in establishing and enhancing a sense of place. Understanding when certain plants come into bloom helps establish a seasonal rhythm, especially within corridors. Moving Around à Creating a wide network of safe and appealing routes for walking and cycling for recreation and to access local shops, schools and workplaces, or to access public transport links. à Legibility and permeability of urban blocks. à Reviewing on-street parking arrangements in the area and utilising wayfinding signage to identify access to parking areas.
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.