COMHAIRLE CONTAE ÁTHA CLIATH THEAS
SOUTH DUBLIN COUNTY COUNCIL
MEETING OF SOUTH DUBLIN COUNTY COUNCIL
Monday, December 10, 2007
QUESTION NO. 5
QUESTION: Councillor K. Warren
To ask the Manager in light of the decision by Dublin City Council to vary their County Development Plan so as to radically increase the permissible size of apartments within the city area, and also to improve the quality and standard of such apartments, if the Manager now believes that a similar amendment to the Development Plan of South Dublin County Council is now required, so as to improve the general quality and standard of apartments in South Dublin County Council’s administrative area, and if he will make a statement on the matter?
REPLY:
The South Dublin County Development Plan 2004-2010 contains a set of standards and objectives for apartment development. Newer local plans and studies have been published following the adoption of the Development Plan dealing in greater detail with issues relating to apartment developments and apartment living. These include the Tallaght Town Centre Local Area Plan 2006, the Liffey Valley Town Centre Proposed Local Area Plan 2007, the Clonburris Draft Strategic Development Zone Planning Scheme and Draft Local Area Plan. 2007 and the provision of children’s facilities (adopted by Council May 2007). The Department of Environment, Heritage and Local Government (DOEHLG) issued guidelines titled “Sustainable Urban Housing: Design Standards for New Apartments” in 2007. The Proposed Variation (No.21) of the Dublin City Development Plan 2005-2011 in relation to apartments is currently under consideration by the City Council. Table 1 below sets out a comparison of the minimum floor areas for apartments in the following documents: Table 1 Minimum Floor Areas for Apartment Sizes (sq. m.)
SDCC Development Plan 2004-2010
Tallaght LAP 2006
DOEHLG Guidelines 2007
DCC Proposed Revised Standards
2007
1 Bed
45
45
45
55
2 Bed
65
70
73
80-90
3 Bed
85
85
90
100
As can be seen the minimum floor area of apartments required by the Development Plan is below that set out in the DOEHLG Guidelines, i.e. 2 bedroom - Development Plan standard 65sq m (DOEHLG 73sq m); 3 bedroom - Development Plan standard 85sq m (DOEHLG 90sq m). However there is a considerable difference between the Plan standards and those of Dublin City Council.
In addition to the required minimum dwelling unit size the Development Plan also requires that adequate storage areas must be provided. This is now supported by the DOEHLG standards which require that specified storage space must be provided in apartment units in addition to the recommended minimum room floor areas.
The Council in its operation of Development Management (i.e. assessment of planning applications) has to have regard by law to the DOEHLG’s Sustainable Urban Housing: Design Standards for New Apartments. The Council is implementing these Guidelines in the assessment of new apartment schemes. The DOEHLG’s standards were arrived at following extensive national consultation, including a submission from this Council. The Guidelines represent a reasonable and considered approach to improving the quality of new apartments, and the schemes within which they are located, in conjunction with the Council’s own policies and objectives e.g. in relation to children’s play.
It is not proposed to incorporate the City Council’s standards into the assessment of new schemes. The appropriate standards, and the most defensible in an appeal situation, are the Council’s own standards supplemented by the national guidelines issued by the DOEHLG. In addition it is considered that the City Council’s standards may have unintended consequences e.g. developers seeking higher buildings on sites to contain the same number of larger apartments.
The further development of policies, objectives and standards in relation to apartment living (including size) will form an important element of the forthcoming review of the County Development Plan.
The proposed Variation of the County Development Plan is not recommended.