COMHAIRLE CONTAE ÁTHA CLIATH THEAS
SOUTH DUBLIN COUNTY COUNCIL

MEETING OF DEVELOPMENT PLAN MEETING

Tuesday, September 01, 2009

MOTION NO. 105

MOTION: Councillor W. Lavelle

To add the following additional bullet point to section 1.4.16.i ‘Determining Building Height’: “The layout of new higher-density residential developments immediately adjoining areas of existing one and two-story housing should seek to ensure a gradual change in building heights with no significant marked increase in building height in close proximity to existing housing. In particular, new housing immediately next to or backing onto existing one and two storey housing and sharing a common rear or side garden boundary should have no more than two storeys in height while new housing creating a strong urban edge to a main road or street and facing existing one and two storey housing opposite should be no more than three storeys in height."

REPORT:

While accepting the need to protect amenity, and avoid sudden and unsuitable changes in scale, the motion takes no account of distance in real terms. The effect of a 50 metre garden between houses is radically different than a standard 22metre garden for instance. The eaves of a three-storey house normally line with the ridge of a two-storey and seldom jars as frequently seen in traditional settings. The width of a street, the presence of large trees, or a large green median radically affects the perceived scale and size and height of house or building acceptable. For all of these reasons fixed, stringent codes inevitably fail to deliver what is hoped of them and tend to stymie rather than resolve the amenity design problems driving the concerns underlying this motion.

There is a developed planning methodology in addressing overlooking, overshadowing, excessive scale and they are successfully addressed on a daily basis. The inclusion of fixed standards as proposed prejudges planning applications and reduces flexibility, innovation and diversity.

With regard to the Strategic Environmental Assesment serious concerns are raised in relation to this motion. The proposal proposes absolute restrictions rather than applying site by site standards, which may impact upon the sustainable development of Brownfield lands, where such sites are proximate to public transport or services.

MANAGER’S RECOMMENDATION:

 It is recommended that the Motion not be adopted.