Reply - M 65

COMHAIRLE CONTAE ÁTHA CLIATH THEAS
SOUTH DUBLIN COUNTY COUNCIL

South Dublin County Council Crest

MEETING OF DEVELOPMENT PLAN MEETING

Thursday, June 18, 2015

MOTION NO. 65

MOTION: Councillor W. Lavelle

To amend section 11.2.7 relating to Building Height to add the following additional words at the end of the second bullet point (on the proximity of existing housing): “and no more than three storeys in height unless a separation distance of 70 metres or greater in achieved”

Co-sponsored by Cllr. Casserly

REPORT:

Section 11.2.7 Building Height of the Chief Executives Draft contains set of criteria for determining the appropriate building height, namely:

- The prevailing building height in the surrounding area.

- 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.

- The formation of a cohesive streetscape pattern – including height and scale of the proposed development in relation to width of the street, or area of open space.

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

The 35 metre/two storey limit is an accepted and established separation distance that will ensure the appropriate level of transition will occurs between existing residential estates and newly development areas. This standard was established as part of the Guidelines for Planning Authorities on Residential Density in 1999. It has subsequently been relaxed by the Department of Environment, Community and Local Governement Urban Design Manual (2009) which shifts away from numerical based standards toward performance based standards. The 35 metre requirement has however been applied in this instance to ensure that where new housing is placed back-to-back with existing housing (with a standard separation distance of 22m at first floor level) it will be limited to two storeys.

There is a concern that a blanket 70 metre/three storey limit will be overly restrictive. Where new housing is placed back-to-back with existing housing (with a standard separation distance of 22m at first floor level), the restriction would extend far beyond the adjoining development and into subsequent blocks. Such a restriction is unlikely to withstand a rigorous planning assessment as it would make negligible, if any, impact on the amenity of existing housing in terms of visual impact or overshadowing.

The proposed motion would also place an unreasonable restriction on sites that are suitable for buildings of three storeys or more including those that are within urban centres or are served by high quality community infrastructure and public transport facilities. Within this context, the recent letters to the four Dublin Planning Authorities from the Minister for the Environment, Community and Local Government and Minister for Housing, Planning and Co-ordination of Construction 2020 (10th June 2015) advise that the availability and affordability of housing is a key planning issue facing Dublin and that the viability of new development including supply will be placed at risk by the insertion of unreasonable or excessive requirements.