COMHAIRLE CONTAE ÁTHA CLIATH THEAS
SOUTH DUBLIN COUNTY COUNCIL

MEETING OF DEVELOPMENT PLAN MEETING

Thursday, June 18, 2015

MOTION NO. 66

MOTION: Councillor M. Murphy

That the height of newly zoned RES-N developments along the South of the county be restricted to 12 meters in height.

Co-signed by Cllr. B. Leech and Cllr. K. Mahon.

REPORT:

Response

Restrictions in Draft Plan

Section 11.2.7 (Building Height) of the Draft County Development Plan contains a set of criteria for determining the appropriate building heights across the County, including:

- The prevailing building height in the surrounding area.

- The proximity of existing housing - new residential development that adjoins existing     one and/or two storey housing (backs or sides onto or faces) shall be no more than two storeys in height, unless a separation distance of 35 metres or greater is achieved.

- The proximity of any Protected Structures, Architectural Conservation Areas and/or other sensitive development.

The above criteria will help to ensure that building heights will respond appropriately to their surrounding context.

Link Between Height, Density and Dwelling Mix

The careful prescription of residential densities and dwelling mix can directly impact on building heights and further help to ensure that building heights respond appropriately to their surrounding context.

The Guidelines for Planning Authorities on Sustainable Residential Development in Urban Areas (2009) prescribes low to medium density development for Outer Suburban/Greenfield sites such as the RES/N zoned lands located along the southern built edges of the County. Such densities would generally be suited to development of 2 to 4 storeys in height.

All lands zoned RES-N within the County are required to be subject to an approved area plan, such as a Local Area Plan. These plans determine appropriate building heights, dwelling types and densities at a local level following detailed appraisal and public consultation. Plans that envisage low density housing along the southernmost built edge of the County include the following:

The Ballycullen – Oldcourt Local Area Plan (2014) prescribes low density development and restricts development to no more than two storeys (approx 6 - 8 metres) at street level on the Mid Slope Lands and to no more than one storey (approx 4 metres) at street level on the Upper Slope Lands.

The Rathcoole Local Area Plan prescribes low to medium density development and general building heights of two storeys (approx. 6 - 8 metres) with a restriction to no more than 3 storeys (approx. 9 - 12 metres).

The Killinardin – Kiltipper Action Area Plan and Saggart Action Area Plan prescribe low to medium density development and general building heights of two storeys (approx. 6 - 8 metres) with a restriction to no more than 3 storeys (approx. 9 - 12 metres).

Impact on Dwelling Mix & Fortunestown LAP

The subject motion could adversely impact on the sustainable development of the lands that are suited to a mix of dwelling types and densities including apartments. This includes lands located around the Red Luas Line that are the subject of the Fortunestown Local Area Plan (2012). Under the Fortunestown LAP, residential consolidation is supported around Luas stops in accordance with the provisions of the Regional Planning Guidelines for Greater Dublin Area (2010 – 2022) and the Guidelines for Sustainable Residential Development in Urban Areas (2009).

The recent (April 2014) Housing Agency Report Housing Supply in Ireland’s Urban Settlements 2014 – 2018 projects that 57% of all required households in the Dublin Region will be for one person (25.4%) and two person (31.6%) households. Such household sizes are generally suited to medium density housing and apartment developments particularly in the case of one bedroom dwellings.

The Fortunestown LAP lands are subject to a general building height limit of 3 stories with further potential landmark opportunities identified adjacent to Luas stops. This flexibility allows for an appropriate mix of dwellings types and densities to be developed around transport interchanges including apartments, which are more suited to buildings of more than 3 storeys (9 - 12 metres).

It is a concern that addressing buildings heights in a general sense at the County Development Plan level could unintentially amend the LAP density, dwelling mix and building height standards than have been developed to respond to local conditions in consultation with local communities. In almost all cases these are well within the proposed limit.

Within this context, the motion could be amended to restrict general building heights on RES-N lands to no more than 12 metres where not addressed by a current statutary Local Area Plan.

Recommendation

Include an objective under Housing Policy 9 to restrict general building heights on “RES-N” zoned lands south of the N7 to no more than 12 metres where not covered by a current statutary Local Area Plan.