COMHAIRLE CONTAE ÁTHA CLIATH THEAS
SOUTH DUBLIN COUNTY COUNCIL

MEETING OF DEVELOPMENT PLAN MEETING

Thursday, February 04, 2016

MOTION NO. 16

MOTION: Councillor E. Higgins

With reference to Chapter 2, that Brittas be designated as a rural Village and be zoned accordingly in order to accommodate reasonable sustainable development “in the same manner as all other towns and villages in the County”. Modest development in keeping with the rural nature of Brittas is encouraged in order to reverse the population decline, preserve the viability of the local community and ensure that the local national school, shop, pub & restaurant survive and flourish. Evidence of the decline may be seen in the fact that Brittas can’t field a GAA team at any level and as a result have lost their playing field. The closure of the Blue Gardenia pub & restaurant further emphasises this point. Consideration should be given to relaxing the regulations governing one-off housing with respect to local people and we recommend that a further area immediately outside of the Village currently be rezoned from current zoning, an area extending to about 2km. This remains of primary concern and the renewal of ‘protected views’ status on local roads militates against any such relaxation as we feel that it may become yet another planning obstacle. The Brittas and Districts Community Association feel that the consequence of the current zoning of their area is a recipe for the gradual erosion of the community as it is exceptional to be able to demonstrate “a genuine need to live in the area”. There is a natural desire for people who are native to Brittas to settle there and we earnestly request a softer interpretation of this “need” rule to apply in our particular area. The combination of Village-centred modest development together with some sensible one- off housing is the reasonable housing balance proposed.

Co-Sponsored: Cllr. William Lavelle

REPORT:

Previous Motions and CS6 SLO 3

Motions 17 (ID 45171) and 18 (ID 45275) of the June 2015 Development Plan meeting similarly sought the identification of Brittas as a development settlement in the Draft County Development Plan and the definition of a development boundary together with the zoning of lands for residential development.

The motions were taken with other motions in relation to the preparation of a planning study and Local Area Plan for Brittas Motion nos. 15, 16, 19). It was agreed to amend the motion in line with the recommendations of the Chief Executive.

CS6 SLO 3 was subsequently inserted in the Draft County Development Plan, which supports the preparation of a planning study for Brittas Village, in consultation with local residents and representatives with a view to (inter alia) the long term viability of the local community.

It is considered that CS6 SLO3 is the best vehicle for dealing with issues in relation to preserving a sustainable local community in Brittas and addressing housing need. In this regard, the Planning Department will deliver a study in accordance with the proper planning and sustainable development of the village.

Development Boundary

The wording of the proposed motion and the associated map would suggest the designation and zoning of a large settlement that would accommodate significant housing numbers and a population that would exceed that of both the villages of Newcastle and Rathcoole combined. Such population and housing numbers would greatly exceed the definition of a village and would be at variance with the evidence based approach of the County Development Plan Core Strategy and the settlement hierarchy identified under the Regional Planning Guidelines.

The proposed development boundary of approximately 2 sq. kilometres includes areas of lands outside the County and encompasses a number of flood zones, lakes (including pNHA), rivers, water courses and the preferred route of the N81 alignment, all of which are significant environmental and planning constraints to development. The proposed motion will more than likely trigger a Stage 2 Appropriate Assessment.

It is also likely that the identification of a development boundary for Brittas would also be premature pending the determination of the final route of the N81 alignment and upgrade by the NRA.

Local and Community Facilities

The Draft County Development Plan recognises the local needs of the rural community and tourism potential of the Dublin Mountains including Brittas. This is reflected by the list of uses that are identified as being open for consideration under the zoning objective that applies to Brittas. These uses include education, childcare, community, cultural, healthcare, hotel, public house, recreational, restaurant, rural industry and shop – local uses.

The Draft Development Plan also includes a number of policies that would allow for the development of tourism infrastructure and facilities around Brittas that would help support a viable and sustainable community.

Population

The latest CSO Census information for the Electoral Division of Ballinascorney in which Brittas is located indicates that the population of the area grew from 742 people to 804 people representing an increase in population of 8%. This is ahead of the County average and compares favourably to population stagnation and decline in other established areas of the County during the same period including parts of Tallaght, Clondalkin, Palmerstown, Walkinstown, Templeogue and Rathfarnham.

There is no evidence based requirement or rationale for such a significant increase in population and housing capacity in Brittas during the lifetime of the Draft Development Plan.

Recommendation

It is recommended that this motion is not adopted.