COMHAIRLE CONTAE ÁTHA CLIATH THEAS
SOUTH DUBLIN COUNTY COUNCIL

South Dublin County Council Crest

MEETING OF DEVELOPMENT PLAN MEETING

Monday, May 16, 2016

MOTION NO. 3

MOTION: Councillor W. Lavelle

That this Council declines to accept the first part of the Chief Executive's recommendation in relation to Material Alteration Ref. Chapter 2 - No. 4 and agrees to retain H8 Objective 6 as displayed.

REPORT:

The relevant section of Material Alteration Ref. Chapter 2 - No. 4 states:

H8 Objective 6:

To require that the provisions contained in the Guidelines for Planning Authorities on Sustainable Residential Development in Urban Areas (DECLG 2009) relating to Outer Suburban locations should apply to green field sites outside the M50 which are not subject to an LAP or SDZ, therefore requiring residential densities of 35-50 units per hectare.

The Chief Executive recommends that this motion is not adopted in its current format and outlines the response under the following headings:

Scope of the Objective

The wording of the proposed objective provides a geographical reference to “… green field sites outside the M50”. As such, the proposed objective imposes a blanket application of a density range of 35 – 50 dwellings per hectare to all greenfield sites to the west of the M50 that are not subject to an SDZ or LAP and does not link same to the land use zoning objectives of the sites. As detailed below, it is considered that the appropriate density for a site requires individual assessment based on the characteristics of the site/ area.

Density – Site by Site assessments required

The ‘Guidelines for Planning Authorities on Sustainable Residential Development in Urban Areas’ (2009) sets out a range of appropriate residential densities for different contexts based on site factors and the level of access to existing and planned infrastructure and services, including public transport, physical and social infrastructure. 

Town Centre and Public Transport Sites

A residential density standard of 35 – 50 dwellings per hectare is not always appropriate to Town Centre locations and public transport corridors (rail and Luas) in the County, where densities above 50 dwellings per hectare are recommended, subject to site context.

Edge of Urban Area Sites

Conversely, the proposed objective applies a density range that exceeds that generally appropriate for edge of centre sites in Small Towns/ Villages within the County as prescribed under the Sustainable Residential Development in Urban Areas Guidelines. 

A residential density standard of 35 – 50 dwellings per hectare at an edge location may result in the overdevelopment of sites in locations not subject to an existing Local Area Plan. The appropriate density for such sites require individual assessment outside the provisions of the ‘Outer Suburban’ location section of the Sustainable Residential Development in Urban Areas Guidelines to consider site factors and the level of access to existing and planned infrastructure and services, including public transport, physical and social infrastructure. A density below 35 units per hectare may be considered appropriate. 

Objective contradicts the Land Use Zoning Objectives

Further to the above, the text of the objective refers to greenfield sites and does not differentiate between land use zoning objectives. The provision of a density range per hectare on lands zoned Objective HA (High Amenity - Dublin Mountains, Dodder Valley and Liffey Valley), RU (rural) and OS (Open Space) creates ambiguity and may be conflict with various policies and objectives contained in the Draft County Development Plan, including the Land Use Zoning Objectives.

The inclusion of conflicting objectives in the Development Plan provides uncertainty in the interpretation of the Plan by An Bord Pleanala (see Section 37(2) of the Planning and Development Act 2000 (as amended)).

Conclusion

The Chief Executive’s Report recommends that the County Development Plan be made with the proposed Material Alteration subject to a modification that amends the wording of H8 Objective 6 to address the scope and inflexible nature of the proposed Material Alteration.

The CE Report recommended text for inclusion in the Plan:

H8 Objective 6:

To require that the provisions contained in the Guidelines for Planning Authorities on Sustainable Residential Development in Urban Areas (DECLG 2009) relating to Outer Suburban locations (35-50 units per hectare) should apply to open lands that are zoned for residential development or a mix of uses that includes residential development, which are not subject to an LAP or SDZ, and are located on the periphery of the Metropolitan Consolidation Area or designated Towns within the County whose development will require the provision of new infrastructure, roads, sewers, schools, shops, employment and community facilities.

Recommendation

It is recommended that this motion is adopted with amendment:

H8 Objective 6 to read as follows:

To apply the provisions contained in the Guidelines for Planning Authorities on Sustainable Residential Development in Urban Areas (DECLG 2009) relating to Outer Suburban locations, including a density range of 35-50 units per hectare, to greenfield sites that are zoned residential (RES or RES-N) and are not subject to a SDZ designation, a Local Area Plan and/or an approved plan, excluding lands within the M50 and lands on the edge or within the Small Towns/ Villages in the County.