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 2022-2028468Implementation and Monitoring ( IM) Safe, Inviting and Inclusive à Neighbourhood and local areas should be attractive, with a distinct sense of place and high-quality public realm. Good-quality local greenery such as tree and shrub planting, small urban and pocket parks, playgrounds and urban meadows, improve the look, feel and ambience of a space. à Neighbourhood and local areas should be designed and constructed with all members of the community in mind. Streets and public spaces that are attractive, feel safe and are easy to access encourage people from different ages and backgrounds to be more physically active in outdoor spaces. à Particular consideration should be given to how neighbourhood and local areas and their streets and public spaces are experienced at night and how the design can improve this experience. As well as boosting safety, lighting can influence the flow of movement, as pedestrians will favour following a path of light over risking the darker pathways. à A high standard of architectural design and material quality of the built fabric and public realm. à Buildings or other features whose use is directly accessible from the public street or space which it faces, such as shopfronts, doors and entrances, or residential upper floors with overlooking windows, provide activity and vitality within the public realm with people coming and going at different times of the day, providing natural surveillance and vibrancy. à Incorporating different amenities into the streetscape, such as outdoor seating, litter bins, bike racks and wayfinding signage encourages people to stay longer and increase their enjoyment of an area. Gateway Features and Signage à Establishing the outer limits of an area through the use of gateway features that let users know they have entered a unique space. à Providing specialty wayfinding signs to let people know what services and attractions an area offers. 12.5.6 Shopfront Design Development proposals for new or amended shopfront(s) should address the following design criteria: à Relate to the architecture of the building of which it forms part of and respect the scale and proportions of the streetscape; à Maintain the existing grain of development along the street by respecting the appropriate plot width;
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028469Implementation and Monitoring ( IM) à The scale of windows and frequency of openings should seek to maximise activity and surveillance to the adjacent street; à Utilise materials, colours and textures that complement the architectural character of the building and integrate with the overall visual unity of the streetscape; à Architecturally integrate signage that is of a high standard of design, finish and installation; à Take a balanced approach to the design of security measures to ensure that the need to secure the premises does not conflict with visual amenity. For this reason, the use of roller-shutters will be restricted; à Ensure canopies, outdoor seating and displays add to the attractiveness and vibrancy of an area and do not disrupt movement along footpaths. Proposals for shopfronts, should have regard to the guidance set out in the South Dublin County Council Shopfront Design Guide (2019), which provides guidance in relation to the overall form of shopfronts and individual elements including materials, signage, lighting and security arrangements. 12.5.7 Signage – Advertising, Corporate and Public Information Signage relates to all signs erected on the exterior of buildings, within windows, as stand-alone structures or attached to public utilities. Signage has the potential to give rise to visual clutter and to alter the character of an area and as such will be carefully assessed. Development proposals that include signage should take account of the following: à In general, signs on a building should only advertise goods or services that are associated with the premises and no more than two advertising signs should be erected on any elevation; à Signs should generally be limited to the ground floor of a building unless located directly over the entrance to a major commercial or retail building; à Signs should be simple in design and integrate with the architectural language of the building and not obscure any architectural features; à Signs should be proportionate to the scale of the building to which they are attached and sensitive to the surrounding environment; à Signs attached to Protected Structures and in Architectural Conservation Areas should be in keeping with the character of the building and adhere to best practice conservation principles (see Section 12.3.8 Architectural Conservation Areas); à Any sign or associated structure should not create an obstruction to pedestrian or cyclist movement or create a traffic hazard; à Careful consideration should be given to the materials used in the construction of a sign and the methods used to light it. All signage within the villages of the County must be respectful and enhance the context of the built and historical environment of the village. The criteria outlined in Table 3.19 will also be applied:
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028470Implementation and Monitoring ( IM) Table 12.19: Signage Type of Signs Restrictions On Use Design Criteria Backlit Signs Generally appropriate. Lettering should be no more than 400mm in height. Bus Shelters Generally appropriate The primary purpose of illumination should be to light the shelter. Digital Signs Generally not appropriate with the exception of those that accord with the Council’s signage strategy. May be considered in town centres and / or large retail precincts and at other suitable locations throughout the County. Not permitted on major roads unless signage relates to the signage strategy or traffic management and safety. Should make a positive contribution to the public domain, omit no sound, have a minimum dwell period of 30 seconds (with a crossfade), not result in obtrusive light that will create unacceptable glare (adjusting to environmental conditions), have limited hours of operation (especially at night), not contain dynamic content (that is, video) and not constitute a traffic hazard. Fascias and Box Signs Generally appropriate. Should not be internally illuminated. Lettering should be no more than 400mm in height. Public Information Panels Generally appropriate. Should not obstruct footpath / cycle paths. Advertising permitted on public information panels will be restricted and should constitute not more than 50% of the total area. Wall Panel / Poster Board Advertisements Generally appropriate. Should not exceed 30% of the surface of the wall or screening on which it is mounted. Window signs Generally appropriate. Must not occupy more than 25% of window space.
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028471Implementation and Monitoring ( IM) Free Standing Advertisement Displays Generally not appropriate. May be considered at the entrances to shopping centres / major commercial premises and service stations A maximum of 7m in height. Freestanding signs on petrol station forecourts should not extend above the height of the canopy. Projecting Signs Generally not appropriate. Must be positioned no lower than 2.4m above pavement level (but not on upper floors). Maximum of one per unit. Should not be internally illuminated. Neon Signs Generally not appropriate. Should not be displayed in village centres. Signs above Parapet Not permitted. Prismatic / Moving Vane Signs Not permitted. Structures on Public Footpaths and Public Area Not permitted. Sundry Advertising Devices Not permitted. Includes pavement signs or sandwich boards, spotlights, flags, bunting, banners, neon moving message signs, fly posting and barrage / balloons. 12.6 Housing - Residential Development This section should be read in conjunction with Chapter 6: Housing and associated policies and objectives. 12.6.1 Mix of Dwelling Types The overall dwelling mix in residential schemes should provide for a balanced range of dwelling types and sizes to support a variety of household types. On smaller infill sites, the mix of dwellings should contribute to the overall dwelling mix in the locality. SPPR 1 of the Sustainable Urban Housing: Design Standards for New Apartments,
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028472Implementation and Monitoring ( IM) Guidelines for Planning Authorities (2020) states that residential development may include up to 50% one-bedroom or studio type units (with no more than 20-25% of the total proposed development as studios) and there shall be no minimum requirement for apartments with three or more bedrooms. The guidelines further note that statutory development plans may specify a mix for apartment and other housing developments, but only further to an evidence-based Housing Need and Demand Assessment (HNDA), that has been agreed on an area, county, city or metropolitan area basis and incorporated into the relevant development plan(s). The Housing Strategy and Interim HNDA contained within Appendix 11 of the Development Plan carries out an evidence-based assessment for the County up to 2028. In recognising the need to provide more family type housing within new apartments, the quantum of extant planning permissions with one and two-bedroom units, and potential impact high concentrations of mono type housing has on areas, especially in regeneration areas, the Development Plan has set a benchmark for three-bedroom units, set out below. Unit Mix 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 mitigate against 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 socio-economic, 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 Build to Rent (BTR) residential developments shall comply with the Sustainable Urban Housing: Design Standards for New Apartments (2020) or as may be superseded. Unit mix should also provide for: à As part of the Housing Quality Assessment defined under Section 6 of the Sustainable Urban Housing: Design Standards for New Apartments (2020), a detailed breakdown of the quantum of proposed unit types including the split between 1-bed, 2-bed, and 3-bed plus and which is in accordance with the minimum 30% 3-bed units outlined above; à A statement demonstrating how the scheme has been designed for / and could be adapted in the future for older people / persons with a disability / or lifetime homes, on a site or floor plan that: à Are designed and located having regard to the needs of older people and / or persons with a disability; à Are designed having regard to the concept of lifetime adaptable and / or multi-generational homes.
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028473Implementation and Monitoring ( IM) à In new identified residential areas, it is appropriate that schemes include a mix of house type and where a scheme is solely houses, smaller units of less than 3-bed providing for multi-generational homes, must be provided, subject to urban design and ensuring efficient use of urban land. Further to the above requirement, Council Part 8 or Part 10 developments or such developments by Approved Housing Bodies for residential schemes may propose a different mix having regard to their specific function to deliver on the needs of the Council’s Housing Department and Housing List. 12.6.2 Vacant Site Levy – Residential and Regeneration Lands Land is a finite resource and should be used efficiently especially in urban areas. There are currently a considerable number of vacant sites in urban areas throughout the Country which are lying dormant and undeveloped. South Dublin County Council is committed to identifying and prioritising the development of vacant and underutilised sites in the County for housing and regeneration purposes. The Urban Regeneration and Housing Act 2015 sets out two broad categories of vacant land that the levy may apply to: à Lands zoned primarily for residential purposes; à Lands in need of regeneration. The following lands zoned for residential or primarily residential purposes are included for the purposes as set out in the Urban Regeneration and Housing Act, 2015 in relation to the vacant site levy: à Objective RES and RES-N zoned lands as they have capacity to provide for residential accommodation. The following zoned lands are included as lands with the objective of development and renewal of areas in need of regeneration: à Objective REGEN (regeneration), and areas in need of regeneration within TC (town centre), DC (District Centre), VC (Village Centre) and LC (Local Centre). These lands offer great potential for the significant supply of housing and employment space, as set out in their zoning objectives. Furthermore, the local, town, village and district centre zoned lands are included given their critical role for sustainable neighbourhoods and wider communities. It is noted that the Residential Zoned Land Tax under the Finance Act 2021 will come into operation during the life of this Development Plan and will replace the Vacant Site Levy. 12.6.3 Unit Tenure The Council will support the provision of a mix of tenure types across the County in creating suitable accommodation for all and will discourage undue segregation and
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028474Implementation and Monitoring ( IM) over proliferation of a single tenure within any local area (10-minute walk of the proposed development) in line with the provisions of the Housing Strategy and Interim HNDA or any subsequent future Regional based HNDA. Further to the above requirement, Council Part 8 or Part 10 or such developments by Approved Housing Bodies for residential schemes may propose a different mix having regard to their specific function to deliver on the needs of the Council Housing Department and Housing List. 12.6.4 Build-to-Rent / Shared Living Accommodation Build-to-Rent (BTR) accommodation consists of purpose-built, long-term rental apartment accommodation that incorporates dedicated residential amenities and facilities. All proposed BTR accommodation must comply with SPPR 7 and SPPR 8 as set out in the Apartment Guidelines. Shared accommodation consists of purpose-built and managed accommodation where individual rooms are rented within an overall development that includes access to shared or communal facilities and amenities. In line with the SPPR 9 of the Apartment Guidelines, there shall be a presumption against granting planning permission for shared accommodation / co-living development unless the proposed development is required to meet specific demand identified under the Housing Need and Demand Assessment. 12.6.5 Nursing Homes / Assisted Living Accommodation Central to the vision of Sláintecare (the Government programme to transform health and social care services) is a move towards providing as much care as possible as close to home as possible, so that people should only have to go to hospital when absolutely necessary; this is dealt with in Chapter 8: Community Infrastructure and Open Space. While recognising that different types of accommodation will be required for an ageing population, a number of criteria will be taken into consideration for nursing home or assisted living accommodation: à Such facilities will be resisted in remote locations outside urban areas unless in proximity to high quality public transport links and provision of good footpath links; à Facilities should be located in established neighbourhoods / residential areas well served by community infrastructure, and amenities. Future residents should expect reasonable access to local services such as shops and community facilities; à The potential impact on residential amenities of adjoining properties should be considered; à A reduction in the open space provision, subject to it meeting the needs of residents in terms of quantity and quality, may be considered where the quality of the space is of exceptional standard designed to meet the needs of residents;
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028475Implementation and Monitoring ( IM) à Adequate provision should be made for parking facilities; à The size and scale of the proposal must be appropriate to the area. 12.6.6 Retirement Villages Retirement villages, that is, housing developments made up of independent housing units, with limited / no on-site care facilities will be required to locate on residentially zoned land in settlements (where no local area plan exists, within the defined boundary of the settlement). à Subject to the Planning Authority being satisfied that an acceptable level of residential amenity will be provided and maintained, a reduction in the normal quantitative standards for car parking and private open space may be considered in retirement villages. à The dwelling units in such villages would normally be expected to be modest in scale (generally not exceeding 2 bedrooms or 75 sq m in area), single storey, low maintenance and highly accessible, to reflect the needs of the target occupants. à The entire site encompassed by the retirement village, including all housing units, infrastructure and amenities, shall be required to be held in single ownership with the overall site, with lease agreements to the occupants and a management company in place to manage and be responsible for all shared facilities. à Where for the viability of the project the sale of individual units is required, this shall be strictly only on the basis of a legal agreement specifying that the units shall at all times be utilised only for accommodation for those of retirement age. 12.6.7 Residential Standards As outlined in Chapter 6: Housing, the design and layout of individual dwellings should provide a high-quality living environment for residents in new-build residential schemes. Designers should have regard to the standards set out in this Chapter, and details regarding room sizes, dimensions and overall floor areas when designing residential accommodation standards set out in the: à Quality Housing for Sustainable Communities Guidelines, DEHLG (2007); à The Guidelines for Planning Authorities on Sustainable Residential Development in Urban Areas (2009), the companion Urban Design Manual – A Best Practice Guide, DEHLG (2009); à Sustainable Urban Housing: Design Standards for New Apartments (2020). To demonstrate compliance with the housing and apartment standards set out below, all planning applications shall be accompanied by a Schedule of Accommodation and Housing Quality Assessment document in line with Section 6 of the Sustainable Urban Housing: Design Standards for New Apartments, (2020). Housing All houses must comply with or exceed the minimum floor area standards contained in the Quality Housing for Sustainable Communities Guidelines, DEHLG (2007), or as may be superseded, as shown in the table below and should also be designed to
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028476Implementation and Monitoring ( IM) provide adequate room sizes that create good quality and adaptable living spaces. Development proposals for housing must be required to accord with or exceed the minimum private open space standards set out in the table below. Generally, Private Open Space for housing should be located behind the front building line of the house and be designed to provide for adequate private amenity. Table 12.20: Minimum Standards for Housing Type of Unit House Size Private Open Space One bedroom 50 sq m 48 sq m Two bedrooms 80 sq m 55 sq m Three bedrooms 92 sq m 60 sq m Four bedroom or more 110 sq m 70 sq m Housing applications which propose optional extensions shall indicate on the drawings the extent of such and demonstrate compliance with the above standards in new residential schemes. Apartments An apartment refers to a self-contained residential unit in a multi-unit building with grouped or common access and may comprise duplex units. For the purposes of clarity, all apartment floor area measurements should be internal wall-to-wall dimensions. All apartments shall comply with the Specific Planning Policy Requirements (SPRRs), the standards set out under Appendix 1, and general contents of the Sustainable Urban Housing: Design Standards for New Apartments, Guidelines for Planning Authorities, DECLG (2020) (Apartment Guidelines). The contents of the Guidelines have been incorporated below and the minimum floor areas set out in Table 3.21 in line with SPPR 3 of the Apartment Guidelines. The requirements of other relevant development standards including, but not limited to: minimum floor areas and width for kitchens, floor to ceiling heights, bedrooms public open space, private and communal space, play space, safety and security, acoustic and privacy standards, which must also be complied with are set out below and within the Apartment Guidelines. Table 12.21: Minimum Standards for Apartments Type of Unit Apartment Private Open Space Communal Open Space Storage Studio 37 sq m 4 sq m 4 sq m 3 sq m One bedroom 45 sq m 5 sq m 5 sq m 3 sq m
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028477Implementation and Monitoring ( IM) Two bedrooms (3 person) 63 sq m 6 sq m 6 sq m 5 sq m Two bedrooms (4 person) 73 sq m 7 sq m 7 sq m 6 sq m Three bedrooms (5 person) 90 sq m 9 sq m 9 sq m 9 sq m Apartment Size Safeguards In the interest of apartment sizes and promoting high quality schemes to ensure apartments are not built to a minimum standard, the following safeguards are a requirement of the Guidelines: 1. In private residential developments, 2-bedroom (3 persons) units cannot exceed 10% of all proposed apartment units, 2. The majority of apartments in any proposed scheme of 100 units or more shall exceed the minimum floor area standard for any combination of 1, 2 or 3 bed units, by a minimum of 10%. Any studio apartments must be included in the total but are not calculable as units that exceed the minimum by at least 10%, 3. The majority of apartments in any proposed scheme of 10-99 units or more shall exceed the minimum floor area standard for any combination of 1, 2 or 3 bed units, by a minimum of 10%. In such schemes, it is acceptable to redistribute the minimum 10% additional floorspace requirement throughout the scheme, that is, to all proposed units, to allow for greater flexibility. Private Space à The quantum of private open space for apartments shall accord with Table 3.21. à This space shall be provided in the form of patios / terraces, and balconies or roof gardens at upper levels and should be located to optimise solar orientation and designed to minimise overshadowing and overlooking. à Balconies shall not overhang onto the public path in the interest of safety and must be set back. à Balconies should adjoin and have a functional relationship with the main living areas of the apartment. à In certain circumstances, glass-screened ‘winter gardens’ may be provided. A minimum depth of 1.5 metres is required for balconies, in one useable length to meet the standards under Table 3.21. à Where amenity space is proposed at ground level, it shall incorporate boundary treatments to ensure privacy. à While private and communal amenity space may adjoin each other, there should generally be a clear distinction with an appropriate boundary treatment and / or a ‘privacy strip’ between the two. Communal / Semi-Private Space à High quality communal open space should also be provided in schemes that include apartments. à Communal open spaces should form an integral part of scheme design, be screened from full public view and public access, and should be restricted through
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.