COMHAIRLE CONTAE ÁTHA CLIATH THEAS
SOUTH DUBLIN COUNTY COUNCIL
MEETING OF DEVELOPMENT PLAN MEETING
Thursday, February 04, 2016
MOTION NO. 42
MOTION: Councillor E. Higgins
With reference to Chapter 2, that 2.5 Rural Housing be amended to include:
Persons who have grown up or spent substantial periods of their lives, (12 years), living in the area, who have moved away and who now wish to return to reside near to, or to care for, immediate family members, seeking to build on the family landholding or on a site within 5 km of the original family home, and that immediate family members are defined as mother, father, son, daughter, brother, sister or guardian
Co Sponsors: Cllr Paula Donovan and Cllr William Lavelle
REPORT:
Previous Motion
Motion No. 59 (Item 45054) of the June 2015 Draft Development Plan Meeting sought the amendment of Section 2.5.0 of the Draft Plan to reflect a desire to house people in rural areas particularly for people that wish to live their parents or grandparents. It was agreed to amend the motion in line with the recommendation of the Chief Executive and to amend the Draft Development Plan to take cognisance of the demand to provide support for dependents including family members and older parents in rural areas through the provision of dwelling subdivision.
Provisions of Development Plan
Section 2.5.0 of the Draft Development Plan takes cognisance of the demand to provide support for dependents including family members and older parents in rural areas through the provision of dwelling subdivision to accommodate older persons and this is reflected under Section 2.5.8 of the Draft Plan.
It is unclear as to whether the proposed motion relates to the housing needs criteria set out under the Draft Plan in relation to housing in the RU zone (H Policy 22) or housing in the HA-DM zone (H Policy 23).
In the case of the RU zones, the proposed motion would result in the application of more onerous housing needs criteria compared to those already contained within the Draft Plan, which requires applicant to demonstrate a genuine need to reside in proximity to their employment OR the applicant to have close family ties to the rural community.
In the case of the HA-DM zone, the proposed motion would result in the application of weakened housing needs criteria that would allow extensive urban generated housing to occur in high amenity areas of the County that are extremely sensitive to development. This would be at variance with the ‘Sustainable Rural Guidelines for Planning Authorities’ (2005), the ‘Guidelines for Planning Authorities on Sustainable Residential Development in Urban Areas’ (2009), the policies of the Draft Plan and the Landscape Character Assessment., It is also considered that the proposed motion would trigger the need for a Stage 2 Appropriate Assessment. The potential implications for the HA-DM zone are set out further below.
Impact on Lands Zoned HA-DM
The ‘Sustainable Rural Guidelines for Planning Authorities’ (2005) identify that the rural areas of South Dublin County are under strong urban influence for housing. The guidelines advise that planning authorities should distinguish between urban and rural generated housing in such areas and avoid ribbon or haphazard forms of development. It is advised that housing should be directed to zoned lands in cities, towns and villages in order to counteract unsustainable growth patterns, counteract unsustainable commuting patterns, support existing services and facilities within urban areas while protecting rural areas from the spread of unsustainable development into areas that do not have sufficient access to the services and facilities.
Within this context of the above, the Draft County Development Plan sets out to restrict the spread of dwellings in the rural area. Furthermore, the ‘Landscape Character Assessment of South Dublin County’ (2015) highlights the high landscape value and sensitivity of the rural hinterland areas of the County and advises that development in such areas should be kept to a minimum.
Application of the proposed motion to lands within the HA-DM would allow for widespread and piecemeal development or urban generated housing in high amenity and sensitive areas of the County in a manner that would be at variance with the Sustainable Rural Housing Guidelines and would significantly denude the rural and high amenity character of the Dublin Mountain Zone. This would also have significant implications in relation to the tourism and amenity potential of the County.
Impact on Sustainable Development of Small Towns
The ‘Guidelines for Planning Authorities on Sustainable Residential Development in Urban Areas – Cities, Towns and Villages’ (2009) advise that where pressure for development of single homes in rural areas is high, proposals for lower densities of development would be more appropriate on serviced lands within the environs of small towns and villages thus offering people, who would otherwise seek to develop a house in an unserviced rural area, the option to develop in areas where services are available and within walking and cycling distance.
Rathcoole and Newcastle have been designated as Small Towns within the Draft Development Plan’s Core Strategy and the Newcastle LAP (2012) provides for low density housing as a sustainable alternative to rural housing. The widespread application of the proposed motion to lands within the HA-DM zone would shift the emphasis of consolidation away from the Small Towns of Newcastle and Rathcoole and undermine the consolidation of such settlements including their existing social and physical infrastructure, services and facilities.
Recommendation
It is recommended that this motion is not adopted.