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 2022-2028508Implementation and Monitoring ( IM) Proposals that adversely impact on the existing residential amenity of the area by way of increased traffic, noise, fumes, vibration, smoke, dust or odour will not generally be favourably considered. The Planning Authority will assess the suitability of the residential site to accommodate the proposed home based economic activity having regard to the size and scale of the site and dwelling, the prevailing density of the area, the availability of adequate safe car parking and the general compatibility of the nature of the use with the site context. Home based economic activity will generally be permitted on a short-term or temporary basis to enable an ongoing assessment of any impact of the activity on residential amenity. 12.9.4 Space Extensive Enterprises Insofar as possible, space extensive enterprise should be located on lands which are outside the M50 and which do not compromise labour intensive opportunity on zoned lands adjacent to public transport, as per EDE7 Objective 1. To require that space extensive enterprises demonstrate the following: à Strong energy efficiency measures to reduce their carbon footprint in support of national targets towards a net zero carbon economy, including renewable energy generation; à Maximise onsite renewable energy generation to ensure as far as possible 100% powered by renewable energy, where on site demand cannot be met in this way provide evidence of engagement with power purchase agreements (PPA) in Ireland; à Sufficient capacity within the relevant water and wastewater and electricity network to accommodate the use proposed; à Measures to support the just transition to a circular economy; à Measures to facilitate district heating or heat networks where excess heat is produced; à A high-quality design approach to buildings which reduces the massing and visual impact; à A comprehensive understanding of employment once operational; à A comprehensive understanding of levels of traffic to and from the site at construction and operation stage; à Provide evidence of sign up to the Climate Neutral Data Centre Pact. 12.9.5 Retail Development: (i) Retail Criteria Applications for new retail development shall accord with the requirements outlined in Chapter 9: Economic Development and Enterprise, in addition to the following criteria: à Retail development should be in accordance with the role and function of the retail centre and accord with the scale and type of retailing identified for that
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028509Implementation and Monitoring ( IM) location; à Retail development should be in accordance with the fundamental objective to support the vitality and viability of the retail centre and must demonstrate compliance with the sequential approach. Proposals to amalgamate retail units will be carefully considered; à Major retail proposals (exceeding 1,000 sq m) are required to provide a detailed Retail Impact Assessment (RIA) and a Transport Impact Assessment (TIA). (ii) Restrictions on Uses An over-concentration of certain uses will be discouraged in urban centres, due to an overriding need to maintain the integrity, quality and vibrancy of centres. à The Planning Authority will seek to ensure that the quantum of off-licence and betting offices, particularly within smaller centres, is not disproportionate to the overall size and character of the area and that the development would not have a negative impact on the amenity of the area due to noise, general disturbance, hours of operation and litter. The provision of a small section of a convenience shop for an ancillary off-licence use is generally acceptable. à The Planning Authority will seek to ensure that the quantum of amusement and gaming arcades, bookmakers, public houses, off-licences and fast food outlets is not disproportionate to the overall size and character of the area. à In district and local centres, the provision of non-retail uses that would preclude the provision of a more appropriate range of services may be restricted at ground floor level within the shopping parades, in addition to any uses that would seriously affect the residential amenities of the surrounding area. (iii) Fast Food / Takeaway Outlets Fast food outlets have the potential to cause disturbance, nuisance and detract from the amenities of an area and as such, proposals for new or extended outlets will be carefully considered. Development proposals for fast food / takeaway outlets will be strictly controlled and all such proposals are required to address the following: à The potential effect and the proximity of fast food outlets or take away outlets to vulnerable uses, such as schools or parks; à The cumulative effect of fast food outlets on the amenities of an area; à The effect of the proposed development on the existing mix of land uses and activities in an area; à Opening / operational hours of the facility. à The location of vents and other external services and their impact on adjoining amenities in terms of noise / smell / visual impact. (iv) Motor Fuel Stations Petrol stations, while necessary, have the potential to cause disturbance, nuisance and detract from the amenities of an area and as such, proposals for new or extended outlets will be carefully considered. Motor fuel stations will not generally be encouraged within the core retail area of urban centres or in rural areas. Development proposals for motor fuel stations should address the following:
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028510Implementation and Monitoring ( IM) à Development proposals will be required to demonstrated that noise, traffic, visual obtrusion, fumes and smells will not detract unduly from the amenities of the area and in particular from sensitive land uses such as residential development; à Motor fuel stations should be of high quality design and integrate with the surrounding built environment. In urban centres, where the development would be likely to have a significant impact on the historic or architectural character of the area, the use of standard corporate designs and signage may not be acceptable; à Forecourt lighting, including canopy lighting, should be contained within the site and should not interfere with the amenities of the area; à The forecourt shop should be designed so as to be accessible by foot and bicycle, with proper access for delivery vehicles. The safety aspects of circulation and parking within the station forecourt should be fully considered. Retailing activities should be confined to the shop floor area, except in the case of sales of domestic fuel, where some external storage may be permissible. The external storage of gas cylinders and solid fuel should be limited in area and confined to strictly defined specifically designed compounds adjoining the shop / forecourt and be subject to adequate measures being taken for visual appearance, security and safety; à The sale of retail goods from petrol stations should be restricted to convenience goods and only permitted as an ancillary small-scale facility. The net floorspace of a fuel station shop shall not exceed 100 sq m. Where permission is sought for a retail floorspace in excess of 100 sq m, the sequential approach to retail development shall apply (that is, the retail element shall be assessed as a proposed development in its own right); à Workshops for minor servicing (for instance, tyre changing, puncture repairs, oil changing) may be permitted in circumstances where they would not adversely impact the operation of the primary petrol station use and local amenities, particularly with regard to proximity to dwellings or adjoining residential areas; à Motor fuel stations and service areas in proximity to the National Road network will be assessed with regard to the Spatial Planning and National Roads Guidelines for Planning Authorities DECLG, (2012). (v) Retail Warehousing à The range of goods sold in both existing and any future retail parks will be tightly controlled and limited to bulky household goods or goods which are not portable by customers travelling by foot, cycle, or bus (See Annex 1 of Retail Planning Guidelines (2012) for definitions of bulky goods). à Ancillary products should not exceed 20% of the total net retail floorspace of the relevant retail unit, and such space should be clearly delineated on the planning application drawings. à In town and village centres, the size and scale of all new retail warehousing developments should be in accordance with the character of the area. à Due to the proximity of local and district centres to surrounding residential areas, regard must also be had to the impact of retail warehousing proposals on residential amenity. à Within core retail areas, the Planning Authority will apply a level of flexibility in allowing types of stores where a mix of bulky and non-bulky goods are sold.
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028511Implementation and Monitoring ( IM) 12.9.6 Agriculture and Rural Enterprise Proposals for farm diversification that involve the development of sustainable business initiatives that are subsidiary to, and directly linked to the primary use of a property for agriculture will generally be favourably considered up to a floor area of 200 sq m (net). Developments in excess of this threshold will be assessed as independent enterprises. The development of new Rural Enterprises will be encouraged on lands designated with Zoning Objective RU where: à The scale and nature of the proposed development and associated buildings are appropriate to the rural setting, and are in areas of low environmental sensitivity; à It is demonstrated that the proposed enterprise is required to be located in a rural area; à The proposal will not adversely affect the character and appearance of the landscape; à The local road network and other essential infrastructure can accommodate any extra demand generated by the proposal; à Where possible, the proposal involves the re-use of redundant or underused buildings that are of value to the rural area; à Where safe access to the public road network can be achieved. 12.9.7 Extractive Industries The development, intensification or diversification of activities relating to the extractive industry will be assessed having regard to the Quarries and Ancillary Activities Guidelines DEHLG (2004) (or any superseding national policy document), Code of Practice between the Department of Environment, Heritage and Local Government and the Irish Concrete Federation (2009), and the Geological Heritage Guidelines for the Extractive Industry, GSI (2008), the nature of the proposal, the method of extraction, the scale of activity proposed, the impact on the adjoining road network and its effect on the environment. The Council will take into consideration any visual impacts, noise, vibrations, dust prevention, protection of rivers, lakes, Natura 2000 sites, water sources, impact on residential and other amenities, impact on the road network, issues of road safety, phasing, re-instatement and / or re-use, and landscaping of worked sites. Development proposals pertaining to the extractive industry will be screened for likely significant environmental impacts and an Environmental Impact Assessment Report (EIAR) may be required for sub threshold developments (5 hectares or below). A detailed landscaping plan, which should indicate proposed screening for the operational life of the site and set out a programme for the reinstatement and / or re-use of the landscape when the extraction process has ceased, will also be required. The Council will aim to minimise the environmental and other adverse impacts of mineral extraction through licensing, development management and to investigate
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028512Implementation and Monitoring ( IM) representations in writing and expeditiously implement the enforcement provisions of the Planning and Development Acts. 12.9.8 Seveso Sites In assessing development proposals pertaining to or in the vicinity of SEVESO sites, the Planning Authority will consult and have regard to the technical advice of the Health and Safety Authority (HSA) in relation to proposed development and proposed land use(s). The HSA published revised guidance in 2021 titled Guidance on technical land-use planning advice for planning authorities and COMAH establishment operators. For some types of development, particularly those involving large numbers of people and vulnerable occupants, the Planning Authority will consider the societal risk (that is, the risk of large numbers of people being affected in a single accident). 12.10 Energy This section should be read in conjunction with Chapter 10 and associated policies and objectives. 12.10.1 Energy Performance in New Buildings Development proposals for medium to large scale residential and commercial developments in excess of 10 residential units and / or 1,000 sq m of commercial floor space should be accompanied by an Energy Efficiency and Climate Change Adaptation Design Statement. The statement should detail: à How any on-site demolition, construction and long-term management of the development will be catered for; à How energy and climate change adaptation considerations have been inherently addressed in the design and planning of the scheme. The nZEB (near zero energy) building standards will apply to all new buildings occupied after the 31st December 2020. For public sector bodies, the standard applies to all new buildings owned and occupied by the 31st December 2018. There are transitional arrangements in place in the Building Regulations which can allow for relaxing of requirements where work on the buildings commenced prior to these dates. nZEB will be implemented in Ireland through Part L of the Building Regulations. Two different Part L regulations apply depending on whether the building is a dwelling or not. The relevant regulation for each is listed below: à Domestic dwellings are regulated under Part L (2019) Conservation of Fuel and Energy – Dwellings; à Non-domestic buildings are regulated under Part L (2017) Conservation of Fuel and Energy – Buildings other than Dwellings. It should also be noted that the Energy Performance in Buildings Directive (EPBD) includes requirements for electric vehicle charging infrastructure, as outlined in section 12.7.5.
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028513Implementation and Monitoring ( IM) The Council supports the use of CEM III / or (as superseded), a cement classification in development proposals for new buildings. The use of green building methods such as BREEAM (Building Research Establishment Environmental Assessment Methodology) and LEED (Leadership in Energy Efficiency and Design) ensures a whole life cycle approach to building design including operational carbon and embodied carbon. This holistic approach results in low energy demand buildings with a significantly reduced carbon footprint and a higher commercial value. 12.10.2 Low Carbon District Heating Networks Development proposals for large scale residential, commercial or mixed use developments (100 + dwellings at a density of 50 dwelling per hectare (dph) or more and / or non-residential development of 10,000 sq m or over) in Tallaght, Clonburris / Grangecastle and Clondalkin which have been identified as Areas of Potential for Low Carbon District Heating should support the delivery of District Heating Proposals and: à Carry out an Energy Analysis of the proposed development and quantify the annual energy consumption anticipated from the operation of the proposed development; à Include proposals for low carbon heating, for example combined heat and power (CHP generation) and distribution infrastructure on site and demonstrate how opportunities to accommodate a district heating solution have been maximised, taking into account energy demand, energy load mix, layout and phasing of the proposed development; à Where opportunities for low carbon heating have been identified on site, heat distribution infrastructure must be provided with proposals for local distribution, within a reasonable time frame; à Where existing or confirmed District Heating Systems are present, connect into them; à Where a District Heating scheme has not been confirmed new development should be designed so that it can connect into such a scheme when one is delivered; or à Provide evidence that low carbon heat network proposals (including renewable energy opportunities) have been fully explored and are unfeasible; à Where on-site low carbon heat network proposals have been explored and are not feasible, details of future proofing of the building fabric and safeguarding of pipe network routes up to the site boundaries should be submitted, to facilitate future connection to such schemes. Future developments within these areas should connect into existing or confirmed District Heating Systems. Where a District Heating scheme has not been confirmed, new development should be designed so that it can connect into such a scheme when one is delivered.
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028514Implementation and Monitoring ( IM) 12.10.3 Energy from Waste Development proposals for new industrial and commercial developments and large extensions to existing premises, where the processes associated with the primary operation of the proposal generates significant waste heat, must: à Carry out an Energy Analysis of the proposed development and identify the details of potential waste heat generated and suitability for waste heat recovery and utilisation with adjoining sites; à Include heat recovery and re-use technology on site; à Include heat distribution infrastructure above or below ground, (including future proofing of the building fabric to facilitate future connection, safeguarding any pipe work routes up to the boundary to adjoining sites); or à Provide evidence that heat recovery and distribution has been fully explored and is not feasible. Ensure that appropriate conditions are attached to planning applications to achieve district heating in identified areas having regard to above. 12.10.4 Solar Photovoltaic Buildings Development proposals for solar energy development on buildings must, unless feasibility is otherwise demonstrated: à Prioritise south facing aspects and have an inclination of between approximately 35 and 50 degrees depending on the use of solar PV or solar thermal technologies; à Be designed to take account of over-shadowing from other solar installations on site, from existing elements of the built environment such as chimneys, parapets, roof plant equipment and taller buildings and structures in the immediate vicinity; à Ènsure sufficient space for access, installation and maintenance; à Ensure that the siting and design of proposals have regard to the visual amenities of the surrounding area; à Consider the provisions of the Water Framework Directive, Habitats Directive and other environmental and built heritage issues and glint and glare near airports. Commercial (Utility) Scale Solar Photovoltaic (USSPV) Developments à For utility-scale solar farms, appropriate soft landscaping and habitat / biodiversity creation should be included to integrate the site into its local surroundings and appropriate boundary fencing should be incorporated where necessary to ensure the site is adequately secure. à Potential environmental impacts must be considered depending on the location and scale of the development. These may include visual impact assessment or glint and glare assessments, particularly when the site is in close proximity to airport flight approach routes, rail lines or other sensitive visual receptors.
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028515Implementation and Monitoring ( IM) à The Irish Solar Energy Association provides guidance on environmental screening which should be read against Departmental Guidelines on Appropriate Assessment. Natura 2000 sites with ecological and / or hydrological connections to a proposed solar farm and / or the indicative grid connection routes should be identified and the potential impact on these Natura 2000 sites be assessed. à The use of land for the development of USSPV farms should always be balanced against the need to use the same land for other on-site operations such as food production. à The Planning and Development Guidance Recommendations for Utility Scale Solar PV Schemes in Ireland (2016) also provides some further recommendations. 12.10.5 Small Scale Hydro-Electricity Projects Any development proposals for hydroelectric energy development must: à Be accompanied by a detailed assessment of flow conditions; à Ensure that proposed structures do not impede or prevent the passage of freshwater species passing through the structures; à Ensure that the siting and design of proposals have regard to the visual and residential amenities of the surrounding area, including noise impact; à Consider the provisions of the Water Framework Directive, Habitats Directive and other environmental, fisheries or built heritage issues; à Comply with the Inland Fisheries Ireland Guidelines on the Planning, Design, Construction and Operation of Small-Scale Hydro-Electric Schemes. 12.11 Infrastructure and Environmental Services This section should be read in conjunction with Chapter 11 and associated policies and objectives, including those in Chapter 4. 12.11.1 Water Management (i) Flood Risk Assessment Flood risk management will be carried out in accordance with the Flood Risk Management Guidelines for Planning Authorities, DOECLG (2009) and Circular PL2 / 2014. The Dodder CFRAMS, Eastern CFRAMS (Catchment and Flood Risk Assessment and Management) and the South Dublin Strategic Flood Risk Assessment (2021) provide information in relation to known flood risk in South Dublin County (see Development Plan Map 14, Strategic Flood Risk). Development proposals will be subject to hydromorphical assessments where they are partially or wholly within the Riparian Corridors identified on Map 14 in accordance with Policy GI 3 and relevant objectives. à Development proposals on lands that may be at risk of flooding should be subject to a flood risk assessment, prepared by an appropriately qualified Chartered Engineer, in accordance with the Flood Risk Management Guidelines. Detailed flood risk assessments should be cognisant of possible pluvial flood risk and appropriate drainage proposals should be implemented to reduce the risk of
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028516Implementation and Monitoring ( IM) pluvial flooding; à Proposals for minor development to existing buildings (for example, extensions or change of use) in areas of flood risk should include a flood risk assessment of appropriate detail. (ii) Surface Water Development proposals should provide suitable drainage measures in compliance with the South Dublin County Council’s Sustainable Drainage Systems (SuDS) Explanatory, Design and Evaluation Guide, 2022. à The maximum permitted surface water outflow from any new development should not exceed the existing situation, and on greenfield lands, that of a greenfield site before any development took place; à All new development must take account of the ‘precautionary principle’ in relation to climate change; à Development proposals should not give rise to the pollution of ground or surface waters either during construction phases or subsequent operation. This will be achieved through adherence to best practice in the design, installation and management of systems for the interception, collection and appropriate disposal or treatment of all surface water and effluents. (iii) Sustainable Urban Drainage System (SuDS) In general, all new developments will be required to incorporate Sustainable Urban Drainage Systems (SuDS). à Sustainable Drainage Systems include devices such as swales, permeable pavements, filter drains, storage ponds, constructed wetlands, soakways and green roofs; à In some exceptional cases and at the discretion of the Planning Authority, where it is demonstrated that SuDS devices are not feasible, approval may be given to install underground attenuation tanks or enlarged pipes in conjunction with other devices to achieve the required water quality. Such alternative measures will only be considered as a last resort; à Development should seek to maximise the use of permeable surfaces, as well as opportunities for stormwater attenuation and storage through SuDS and limit the use of underground attenuation and storage; à Watercourses should remain open in their natural valley and culverting should be confined to road crossings. In exceptional circumstances and at the discretion of the Planning Authority, approval may be given to install a culvert within a development where it is demonstrated that this is the most appropriate design response based on site specific constraints / circumstances. (iv) Groundwater The Planning Authority requires adequate and appropriate investigations to be carried out into the nature and extent of any soil and groundwater contamination and the risks associated with site development work at sensitive locations, in particular, where brownfield development is proposed.
- SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-2028517Implementation and Monitoring ( IM) (v) Rain Water Harvesting Where a development proposal includes rain water harvesting, liaison should take place with the relevant stakeholders, to ensure the implementation of BS8515-2009 (Rain & Grey Water Harvesting), subject to class of use (SI 600 2001) and the economic viability for the end user. 12.11.2 Information and Communications Technology In the consideration of proposals for telecommunications antennae and support structures, applicants will be required to demonstrate: à Compliance with the document Telecommunications Antennae and Support Structures: Guidelines for Planning Authorities (1996) and Circular Letter PL 07 / 12 issued by the Department of the Environment and Local Government (as may be amended), and to other publications and material as may be relevant in the circumstances; à On a map, the location of all existing telecommunications structures within a 2km radius of the proposed site, stating reasons why (if not proposed) it is not feasible to share existing facilities having regard to the Code of Practice on Sharing of Radio Sites issued by the Commission for Communications Regulation; à The degree to which the proposal will impact on the amenities of occupiers of nearby properties, or the amenities of the area (for example, visual impacts of masts and associated equipment cabinets, security fencing treatment) and the potential for mitigating visual impacts including low and mid-level landscape screening, tree-type masts being provided where appropriate, colouring or painting of masts and antennae, and considered access arrangements; à The significance of the proposed development as part of the telecommunications network. Section 254 Licences: A Section 254 licence is required from a planning authority to place on, under, over or along a public road the following items or equipment: à a vending machine; à a town or landscape map for indicating directions or places; à a hoarding, fence or scaffold; à an advertisement structure; à a cable, wire or pipeline, overground electronic communications infrastructure and any associated physical infrastructure; à a telephone kiosk or pedestal; à any other appliance, apparatus or structure, which may be prescribed as requiring a licence under this section, on, under, over or along a public road save in accordance with a licence granted by a planning authority under this section. The Planning and Development Act, 2000 (as amended) states that: ‘In considering an application for a licence under this section a planning authority, or the Board on appeal, shall have regard to—
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.