COMHAIRLE CONTAE ÁTHA CLIATH THEAS
SOUTH DUBLIN COUNTY COUNCIL

MEETING OF DEVELOPMENT PLAN MEETING

Thursday, June 18, 2015

MOTION NO. 64

MOTION: Councillor D. O'Donovan

2.2.3 H9 Objective 3: Amend: To ensure that new residential developments immediately adjoining existing one and two storey housing incorporate a gradual change in building heights with no significant marked increase in building height in close proximity to existing housing.  Change to: “To ensure that new residential developments immediately adjoining existing one and two storey housing incorporate a gradual change in building heights with no increase in building height adjacent  to existing one or two storey house.”  

Co sponsored by Cllr. Francis Duffy, Cllr. Paul Gogarty, Cllr. Francis Timmons, Cllr. Guss O’Connell

REPORT:

The issue of determining the appropriate building height adjacent to existing housing is further addressed in Section 11.2.7 Building Height of the Chief Executives Draft.  This include a defined spatial restriction (bullet point two) adjacent to areas of existing housing, as follows: 

The proximity of existing housing - in residential areas new residential development that adjoins existing 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.

There is a concern that removal of the term ‘significant’ may lead to a conflict that allows a ‘gradual change’ in height whilst also stating that ‘no increase’ in height will be permitted.  This would be may also be overly restrictive in as it may be interpreted to restrict development to single storey adjacent to existing single storey housing. 

To address this issue and provide greater clarification a further reface to Section 11.2.7 Building Height can also be added to H9 Objective 3.  The issue of development adjacent to one storey housing should also be addressed in Section 11.2.7.

See also Item 45111

Recommendation

It is recommended that this motion is adopted with amendment. 

That H9 Objective 3 be amended as follows:

To ensure that new residential developments immediately adjoining existing one and two storey housing incorporate a gradual change in building heights with no significant marked increase in building height in close proximity to existing housing (see also Section 11.2.7 Building Height).

That bullet point two, Section 11.2.7 Building Height be amended as follows: 

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.