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 2022-2028478Implementation and Monitoring ( IM) design and / or formal barriers. à Communal amenity space within apartment and / or housing developments should be provided as a garden within the courtyard of a perimeter block or adjoining a linear apartment block. à The communal open space should be visible from, and accessible to, the maximum number of units within the proposed scheme. à Inaccessible, hidden or otherwise back land communal open space, and narrow linear strips of communal open space will not be acceptable. Internal Storage Standards à Storage should be additional to kitchen presses and bedroom furniture. à Hot press / boiler space will not count as general storage. à In providing the storage in accordance with Table 3.21, no individual storage room should exceed 3.5 sq m and storage shall be provided within the apartment unit. Floor to Ceiling Height In line with SPPR 5 of the Apartment Guidelines, ground level apartment floor to ceiling heights shall be a minimum of 2.7m and shall be increased in certain circumstances, particularly where necessary to facilitate a future change of use to a commercial use. For building refurbishment schemes on sites of any size or urban infill schemes on sites of up to 0.25ha, planning authorities may exercise discretion on a case-by-case basis, subject to overall design quality. Lift and Stair Cores In line with SPPR 6 of the Apartment Guidelines, a maximum of 12 apartments per floor per core may be provided in apartment schemes. This maximum provision may be increased for building refurbishment schemes on sites of any size or urban infill schemes on sites of up to 0.25ha, subject to overall design quality and compliance with building regulations. Separation Distances and Block Layout All proposals for residential development, particularly apartment developments and those over three storeys high, shall provide for acceptable separation distances between blocks to avoid negative effects such as excessive overlooking, overbearing and overshadowing effects and provide sustainable residential amenity conditions and open spaces. Section 10 of the Urban Design Manual (2009) addresses privacy and amenity and sets out that rather than establishing a minimum window-to-window standard, the aim should be to assess the impact on privacy of each layout and home design based on: à The site’s location and residents’ expected levels of privacy à The size of the windows – both those overlooking and overlooked à Changes in level between overlooking windows à Ability to screen/partially obscure views through design In this regard and as a benchmark for development, a minimum clearance distance of
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028479Implementation and Monitoring ( IM) circa 22 metres, in general, is required between opposing windows, including in the case of apartments up to three storeys in height. In taller blocks, a greater separation distance may be prescribed having regard to the layout, size, and design. Reduced distances will be considered in respect of higher density schemes or compact infill sites where innovative design solutions are used to maintain a high standard of privacy in line with the provisions of the Urban Design Manual as detailed above. In all instances where the benchmark separation distance is not being met, the applicant shall submit a daylight availability analysis for the proposed development and detail appropriate design measures to reduce undue overlooking. Privacy and Security Considerations à Apartment blocks and buildings should overlook the public realm. à Entrance points should be clearly indicated, well lit, and overlooked by adjoining dwellings. à Particular attention should be given to the security of ground floor apartments and access to internal and external communal areas. à Dwellings with direct street frontage, or ground floor apartments should generally include a privacy strip of at least 1.5 metres in depth or a front garden. à This should be influenced by the design, scale and orientation of the building and by the nature of the street or public area and if provided, should be subject to appropriate landscape design and boundary treatment. Dual Aspect Dual aspect apartments should have openable windows on two or more walls which provides a view in more than just one direction. The use of windows, indents or kinks on single external elevations, in apartment units which are otherwise single aspect apartments, is not considered acceptable and / or sufficient to be considered dual aspect and these units, will be assessed as single aspect units. Preferably, the windows may be opposite one another, or adjacent around a corner. In line with SPPR 4 of the Apartment Guidelines: à There shall be a minimum of 33% dual aspect units required in more ‘central and accessible urban locations’, where it is necessary to achieve a quality design in response to the subject site characteristics and ensure good street frontage, à In ‘suburban or intermediate locations’ it is an objective that there shall generally be a minimum of 50% dual aspect apartments in a single scheme, à For building refurbishment schemes on sites of any size or urban infill schemes on sites of up to 0.25ha, planning authorities may exercise further discretion to consider dual aspect unit provision at a level lower than the 33% minimum outlined above on a case-by-case basis, but subject to the achievement of overall high design quality in other aspects, à Where single aspect apartments are provided, the number of south facing units should be maximised, with west or east facing single aspect units also being acceptable, à North facing single aspect apartments may be considered, where overlooking a
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028480Implementation and Monitoring ( IM) significant amenity such as a public park, garden or formal space, or a water body or some other amenity feature, à Particular care is needed where windows are located on lower floors that may be overshadowed by adjoining buildings. Sunlight / Daylight Residential Developments shall be guided by the quantitative performance approaches and recommendations under the ‘Site Layout Planning for Daylight and Sunlight’ (2nd edition): A Guideline to Good Practice (BRE 2011) and BS 8206-2: 2008 – ‘Lighting for Buildings – Part 2: Code of Practice for Daylighting’ or any updated guidance. à A daylight analysis will be required for all proposed developments of 30+ units or in any other case where the layout or design could unduly impact on residential amenity. à The impact of any development on existing habitable rooms should also be considered. It is for the proposer of residential applications to demonstrate that the development can satisfy the standards set out above in relation to potential impacts on the quality and usability of spaces including public open spaces and communal spaces. This can potentially be achieved through appropriate heights and orientation of adjoining blocks to allow for adequate levels of sunlight to reach communal amenity space throughout the year. Access Cores and Communal Areas à Apartment schemes should seek to minimise the use of shared entrances, where possible, in favour of own door access at street level. à Where shared access lobbies are proposed the number of units served by one entrance should be kept to a minimum. à Projecting external staircases to access upper floors should be avoided as they can dominate the streetscape. Clothes Drying Facilities Adequately ventilated clothes drying facilities should be provided for apartment developments in the form of suitably sized communal facilities or individual facilities within each unit. Building Lifecycle Report and Management Companies Ensuring the consideration of the long-term running costs and the eventual manner of compliance of the proposals with the Multi-Unit Developments Act, 2011 (MUD Act) should be considered. The MUD Act sets out the legal requirements regarding the management of apartments developments. As such, planning applications for apartment developments shall include a building lifecycle report. The contents of this, in line with the Sustainable Urban Housing: Design Standards for New Apartments (2020) includes: à An assessment of long-term running and maintenance costs as they would apply
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028481Implementation and Monitoring ( IM) on a per residential unit basis at the time of application; à Property Management of the Common Areas of the development; à Service Charge Budget; à The report should demonstrate what measures have been specifically considered by the proposer to effectively manage and reduce costs for the benefit of residents. Accordingly, when granting planning permission for such developments, which are not proposed to be Taken in Charge by the Council, planning authorities can attach appropriate planning conditions that require: à Compliance with the MUD Act; à Establishment of an Owners Management company (OMC); à Establishment and ongoing maintenance of a sinking fund commensurate with the facilities in a development that require ongoing maintenance and renewal. Building Design à All new buildings during the design process shall incorporate sustainable technologies capable of achieving a Building Energy Rating in accordance with the provisions S.I. No. 666 of 2006 European Communities (Energy Performance of Buildings) Regulations, 2006, or as may be superseded. à All new buildings will be required to incorporate water saving measures, which may include rainwater harvesting for internal service uses. à In particular, all new dwellings with individual surface water collection systems will be required to be provided with water butts. à The design of new buildings shall make provision for green and or brown roofs or walls to aid in both water absorption but also to contribute positively to the environment and visual amenity. For more detail, see Chapter 4: Green Infrastructure and Chapter 11: Infrastructure and Environmental Services. 12.6.8 Residential Consolidation Infill Sites Development on infill sites should meet the following criteria: à Be guided by the Sustainable Residential Development in Urban Areas – Guidelines for Planning Authorities DEHLG, 2009 and the companion Urban Design Manual; à A site analysis that addresses the scale, siting and layout of new development taking account of the local context should accompany all proposals for infill development. On smaller sites of approximately 0.5 hectares or less a degree of integration with the surrounding built form will be required, through density, features such as roof forms, fenestration patterns and materials and finishes. à Larger sites will have more flexibility to define an independent character; à While the minimum standards set will be sought in relation to refurbishment schemes it is recognised that this may not achieve a positive planning outcome,
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028482Implementation and Monitoring ( IM) particularly in relation to historic buildings, ‘living over the shop ‘projects, and tight (less than 0.25 Hectares) urban centre infill developments. In order to allow for flexibility, the standards may be assessed on a case-by-case basis and if considered appropriate, reduced in part or a whole, subject to overall design quality in line with the guidelines à Sustainable Urban Housing: Design Standards for New Apartments, 2020; à Significant site features, such as boundary treatments, pillars, gateways and vegetation should be retained, in so far as possible, but not to the detriment of providing an active interface with the street; à Where the proposed height is greater than that of the surrounding area a transition should be provided (See Chapter 5, Section 5.2.7 of this Chapter and Appendix 10: Building Height and Design Guide); à Subject to appropriate safeguards to protect residential amenity, reduced public open space and car parking standards may be considered for infill development, dwelling sub-division, or where the development is intended for a specific group such as older people or students. Public open space provision will be examined in the context of the quality and quantum of private open space and the proximity of a public park. Courtyard type development for independent living in relation to housing for older people is promoted at appropriate locations. Car parking will be examined in the context of public transport provision and the proximity of services and facilities, such as shops; à Proposals to demolish a dwelling(s) to facilitate infill development will be considered subject to the preservation of the character of the area and taking account of the structure’s contribution to the visual setting or built heritage of the area; à All residential consolidation proposals shall be guided by the quantitative performance approaches and recommendations under the ‘Site Layout Planning for Daylight and Sunlight’ (2nd edition): A Guidelines to Good Practice (BRE 2011) and BS 8206-2: 2008 – ‘Lighting for Buildings – Part 2: Code of Practice for Daylighting’ and / or any updated guidance; à It should be ensured that residential amenity is not adversely impacted as a result of the proposed development; à Delivery of Public Open Space and Contribution in Lieu shall be in accordance with the provisions set out under Section 8.7.4 of Chapter 8: Community Infrastructure and Open Space. Corner / Side Garden Sites Development on corner and / or side garden sites should be innovative in design appropriate to its context and should meet the following criteria: à In line with the provisions of Section 6.8 Residential Consolidation in Urban Areas the site should be of sufficient size to accommodate an additional dwelling(s) and an appropriate set back should be maintained from adjacent dwellings ensuring no adverse impacts occur on the residential amenity of adjoining dwellings; à Corner development should provide a dual frontage in order to avoid blank facades and maximise passive surveillance of the public domain; à The dwelling(s) should generally be designed and sited to match the front building line and respond to the roof profile of adjoining dwellings where possible.
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028483Implementation and Monitoring ( IM) Proposals for buildings which project forward or behind the prevailing front building line, should incorporate transitional elements into the design to promote a sense of integration with adjoining buildings; à The architectural language of the development (including boundary treatments) should generally respond to the character of adjacent dwellings and create a sense of harmony. Contemporary and innovative proposals that respond to the local context are encouraged, particularly on larger sites which can accommodate multiple dwellings; à A relaxation in the quantum of private open space may be considered on a caseby-case basis whereby a reduction of up to a maximum of 10% is allowed, where a development proposal meets all other relevant standards and can demonstrate how the proposed open space provision is of a high standard, for example, an advantageous orientation, shape and functionality; à Any provision of open space to the side of dwellings will only be considered as part of the overall private open space provision where it is useable, good quality space. Narrow strips of open space to side of dwellings shall not be considered as private amenity space. Backland Development The design of development on backland sites should meet the criteria for infill development in addition to the following criteria: à Be guided by a site analysis process in regard to the scale, siting and layout of development; à Avoid piecemeal development that adversely impacts on the character of the area and the established pattern of development in the area; à Demonstrate that there is no undue overlooking, and that overshadowing is assessed having regard to ‘Site Layout Planning for Daylight and Sunlight’ (2nd edition): A Guidelines to Good Practice (BRE 2011) and BS 8206-2: 2008 – ‘Lighting for Buildings – Part 2: Code of Practice for Daylighting’ or any updated guidance; à Access for pedestrians and vehicles should be clearly legible and, where appropriate, promote mid-block connectivity. Dwelling Sub-Division and Upper Floors à Dwelling sub-division and ‘over the shop’ accommodation should accord with the relevant guidelines and standards contained in this Development Plan relating to apartments and contribute positively to the established character and amenities of the area. à The design of ‘over the shop’ housing should include mitigation measures to address possible sources of external noise. à A separate, distinctive point of entry with an identifiable address should also be provided. Dwelling sub-divisions should preserve the established character and amenities of the area. à At the discretion of the Planning Authority and subject to appropriate safeguards to protect residential amenity, reduced internal space, open space and car parking standards may be considered in exceptional circumstances for dwelling subdivisions or ‘over the shop’ accommodation, subject to compensating amenity
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028484Implementation and Monitoring ( IM) features that maintain the residential amenities of the development and / or the area. Extensions The design of residential extensions should have regard to the permitted pattern of development in the immediate area alongside the South Dublin County Council House Extension Guide (2010) or any superseding standards. Family Flats A family flat is to provide semi-independent accommodation for an immediate family member (dependent of the main occupants of an existing dwelling). A family flat is not considered to represent an independent dwelling unit and as such open space and car parking standards are not independently assessed. Proposals for family flat extensions should meet the following criteria: à The applicant shall be required to demonstrate that there is a genuine need for the family flat; à The overall area of a family flat should not generally exceed 50% of the floor area of the existing dwelling house; à The main entrance to the existing house shall be retained and the family flat shall be directly accessible from the front door of the main dwelling via an internal access door, and the design criteria for dwelling extensions will be applied; à Any external doors permitted (to provide access to private / shared open space or for escape from fire) shall be limited to the side or rear of the house; à Conditions may be attached to any grant of permission that the family flat cannot be sold, conveyed or leased separately from the main residence, and that when the need for the family flat no longer exists the dwelling must be returned to a single dwelling unit. 12.6.9 Rural Housing The Rural Housing Strategy outlined in Section 6.9 of Chapter 6: Housing sets out the policy and objectives to meet rural housing need that will be considered for housing on lands that are designated with Zoning Objective ‘RU’, ‘HA-DM’, ‘HA-LV’ and ‘HA- DV’. This section outlines the details which support these policies and objectives. Applications for residential development will be assessed, on a case-by-case basis, and must establish: à A genuine need to reside in proximity to their employment (such employment being related to the rural community); or à That the applicant has close family ties with the rural community. Applicants must not have already been granted planning permission for a new rural dwelling and must clearly demonstrate compliance with the above through the submission of the following information:
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028485Implementation and Monitoring ( IM) à Documentary evidence to show how the applicant complies with rural housing policy; à A map showing all existing family-owned property and lands; à A rationale as to why a particular site has been chosen for development; à A strong justification in relation to the need for an additional dwelling in the rural area; à How their existing or proposed business contributes to and enhances the rural area supported by evidence of investment; à A rationale clearly detailing why a family flat is not a suitable alternative; à A site suitability report in relation to waste treatment (See further detail below). Note: The above list is non-exhaustive, and each application will be examined on a case-bycase basis. For the purpose of assessing local rural housing needs criteria, the division between the High Amenity Dublin Mountain ‘HA-DM’ Zone and the High Amenity Dodder Valley ‘HA-DV’ Zone occurs at Fort Bridge, Bohernabreena with the ‘HA-DM’ Zone occurring to the south of the bridge and the ‘HA-DV’ Zone occurring to the north of the bridge. 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 clearly required to live close to family support or in a particular environment. Rural Housing Design à A comprehensive site analysis and character appraisal should be submitted with all applications for houses and extensions in rural and high amenity zones (see also Section 12.2.1 Landscape Character Areas, High Amenity and Sensitive Landscapes, and Section 12.2.2 Ecological Protection of this Chapter and Chapter 3, section 3.4.3). The analysis and appraisal should provide a rationale for the design and siting of the proposed development including form, building finishes, height, and massing based on the local and natural context. Such development should generally be low rise. The shape and form of residential development in rural and high amenity areas, including roof structures, should be compact and simple with external building finishes that reflect the local character of the area including vernacular buildings and traditional building materials. Dormer extensions should be minimised and should not obscure the main features of a roof. à A minimum road frontage of 60 metres should be provided for all new dwelling sites in rural areas and a proliferation of housing along stretches of road in a manner that creates ribbon development should be avoided. à Dwellings and extensions should not be located on a ridgeline or in an elevated position in the landscape. The natural slope and landcover of sites should be retained, with an appropriate tree and hedgerow planting scheme that utilises and augments indigenous planting. Traditional field and roadside boundaries, including old stone boundary walls and hedgerows, should be retained or reinstated as much as possible demonstrating how green infrastructure has been
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028486Implementation and Monitoring ( IM) considered (see Chapter 4: Green Infrastructure). Sustainable Urban Drainage measures should also be incorporated. à Driveway and parking areas provide sufficient area for car parking and turning on site and should follow the natural slope and contours of the site with appropriate permeable materials. Large hard paved surfaced area circling the housing should be avoided. Modern gateways, piers and boundary walls should be avoided with the exception of the retention and reinstatement of traditional stone boundary walls. In highly scenic locations, applicants may be required to leave driveways only roughly surfaced to give a natural appearance. Wastewater Treatment Domestic effluent treatment plants and percolation areas serving rural houses or extensions shall comply with the requirements of the EPA’s Code of Practice for Domestic Wastewater Treatment Systems (Population Equivalent ≤10), 2021, except where planning permission was granted prior to 7th June 2021 in which case the EPA’s Code of Practice Wastewater Treatment Systems Serving Single Houses (2009) applies. Such details should be included with applications for new or replacement houses and extensions to existing dwellings where there would be an increase in demand on the treatment capacity of any existing wastewater treatment system. 12.6.10 Public Open Space This section should be read in conjunction with Chapter 8, Section 8.7 Parks and Public Open Space. Public open space shall be provided at the rates specified in Table 12.22 below. The occupancy rate used for the purposes of public open space calculations is 3.5 persons in the case of dwellings with three or more bedrooms and 1.5 persons in the case of dwellings with two or fewer bedrooms. Table 12.22: Minimum Public Open Space Standards Land Use Public Open Space Standards (Minimum) Overall Standard 2.4 Ha per 1,000 Population New Residential Development on Lands Zone RES-N Minimum 15% of site area New Residential Development on Lands in Other Zones including mixed use Minimum 10% of site area Institutional Lands / ‘Windfall’ Sites Minimum 20% of site area Contribution in lieu of Public Open Space This section should be read in conjunction with Chapter 8, Section 8.7.4 Delivery of Public Open Space and Contributions in Lieu. The Council has the discretion to accept a financial contribution in lieu of any remaining open space requirement to achieve the overall standard of 2.4 ha per 1,000
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028487Implementation and Monitoring ( IM) population, such contribution being held solely for the purpose of the acquisition or upgrading of small parks, local parks and neighbourhood parks subject to the open space or facilities meeting the open space ‘accessibility from homes’ standards for each public open space type specified in Table 8.2, Chapter 8. In exceptional circumstances where the provision or upgrade of small parks, local parks and neighbourhood parks is not achievable, the Council has the discretion to accept a financial contribution in lieu of the remaining open space requirement to allow provision or upgrade of Regional Parks, subject to the Regional Park meeting the open space ‘accessibility from homes’ standard specified in Table 8.2. Where the Council accepts financial contributions in lieu of open space, the total contribution shall be calculated on the basis of the costs set out in the applicable Development Contribution Scheme, in addition to the development costs of the open space. Quality of Public Open Space Provision The provision and design of open space shall incorporate the following considerations: Access à All neighbourhood areas should have access to a range of formal and informal public open spaces for amenity, recreation, sports and play; à Open spaces should be designed and located to be publicly accessible by sustainable means such as walking, cycling and public transport depending on the type of open space, and should be usable by all residents of the County; à Adequate access points should be provided to open spaces to minimise distances to the areas they serve; à Insofar as possible, open spaces should be linked to one another to increase their amenity value, encourage active travel between them and to facilitate the green infrastructure network; à Continuous walls and other barriers between open spaces should be avoided. Recreation Facilities à Open space should be designed to offer a variety of both active and passive recreation which is accessible to all regardless of age or ability; à Children’s play areas should be provided as an integral part of the design of new residential and mixed-use developments and addressed as part of a landscape plan. Refer to section below on Children’s Play Areas. Green Infrastructure, Biodiversity and Sustainable Water Management à Parks and open spaces should be located to connect with each other so as to create green corridors and optimise their green infrastructure function; à Existing trees, hedgerows and watercourses should be retained to maximise the natural setting of parks and open spaces; à Planting should comprise native and pollinator-friendly species; à Sustainable water management in the form of features such as integrated constructed wetlands, ponds, swales and basins should be incorporated within
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.