COMHAIRLE CONTAE ÁTHA CLIATH THEAS
SOUTH DUBLIN COUNTY COUNCIL

MEETING OF SOUTH DUBLIN COUNTY COUNCIL

Monday, December 12, 2016

HEADED ITEM NO. 10

HEADED ITEM:  LAND USE, PLANNING AND TRANSPORTATION DIRECTORATE

PROPOSED VARIATION TO BALLYCULLEN-OLDCOURT LOCAL AREA PLAN

Introduction

As the Members are aware the lack of Housing Construction in the Dublin Area is a cause of serious concern and is directly contributing to the increasing levels of Homlessness in the Dublin Area.

 

In accordance with the Government’s Construction 2020 Strategy and Planning Policy Statement (2015), and the “Action Plan for Housing and Homlessness” under the Governments “Rebuilding Ireland” initiative, Local Authorities are now tasked with adopting an enhanced role in the area of active land management, requiring Planning Authorities to dynamically lead the implementation of Local Area Plans and the construction of housing in their areas.

In fulfilling this role, South Dublin County Council’s Planning Department has undertaken a comprehensive assessment of progress on the implementation of the Ballycullen - Oldcourt Local Area Plan (2014), which was adopted by the elected representatives of South Dublin County Council on the 6th May 2014. This assessment, which has involved an analysis of planning permissions and construction activity within the Local Area Plan boundary, as well as engagement with key stakeholders and landowners, has highlighted the emergence of an issue with regard to the Local Area Plan’s phasing requirements. Importantly, this issue, as outlined in detail below, now represents a significant obstacle to the continued delivery of critically needed residential development. This has a direct impact on South Dublin County Council’s ability to meet its commitments under the Government’s ‘Rebuilding Ireland’ Action plan, which places an onus on Local Authorities to support an inherently affordable supply of housing via the assurance of certainty in the planning process.

Need for Proposed Variation

The Ballycullen - Oldcourt Local Area Plan’s phasing strategy sets out thresholds for housing in each development phase and identifies the key outcomes required prior to the initiation of the next development phase. The threshold for housing provision has been reached under phase 1 of the western side of the plan lands. Notwithstanding the significant demand for housing in the area, the requirement under phase 2 of the western side of the plan lands for the completion and operation of the first of two proposed primary schools in the Local Area Plan lands has restricted the delivery of housing in the area. Having engaged with the Department of Education and Skills, the Planning Authority has been advised that the necessity for a school in the Local Area Plan lands is considered premature and is dependent on the provision of an increased level of housing supply in the area. Given the phasing requirements under the adopted Local Area Plan, the additional houses to support the provision of the primary school cannot be provided, hence, a significant impasse has emerged, which requires a more holistic view of the provision of schools in the Ballycullen - Oldcourt area to be adopted.

It must be stressed that both the Department of Education and Skills and the Planning Authority are fully committed to the delivery of the primary school In Ballycullen in a timely manner. A site for the delivery of the primary school on the western lands is and will continue to be reserved, and furthermore the landowner has confirmed that the site will be made available to the Department of Education when required. However in order for this key element of community infrastructure to be provided, it is considered that an amendment to the Ballycullen - Oldcourt Local Area Plan is now urgently required. In this regard, it is proposed to amend the Local Area Plan, repositioning the requirement for the first primary school from phase 2 to phase 3 of the plan’s phasing strategy, as well as providing for a new phase 4, which will align the provision of the second primary school with an appropriate quantum of housing.

The proposed amendment of the Local Area Plan will serve to align the requirements of the Department of Education and Skills and the proper planning and sustainable development of the area, by ensuring that a sufficient supply of housing is achieved to facilitate the delivery of the first primary school. In support of this, having engaged with the relevant landowners in the area, it has become apparent that there is a significant demand to commence the construction of housing in the Local Area Plan lands, which could result in the delivery of over 600 dwellings, subject to the attainment of all necessary planning permissions. This, coupled with the proposed amendment will enable the Planning Authority to help accelerate the delivery of all aspects of the Ballycullen - Oldcourt Local Area Plan, which will establish a new residential population, complete with all supporting education, community and parkland facilities.

LIHAF Application

A key element of Pillar 3 of ‘Rebuilding Ireland’ relates to the introduction of the Local Authority Infrastructure Activation Fund (LIHAF), aimed at relieving critical infrastructure blockages to enable the delivery of housing at key locations. In response to a call for LIHAF proposals by the Government, South Dublin County Council has submitted a proposal for the provision of key infrastructure, with a combined value of circa €8.1m, in the Ballycullen Oldcourt Local Area Plan lands. This application is currently under consideration by the Department of Housing, Planning, Community and Local Government, with a successful application predicated on the expedient delivery of housing supply. With this in mind, there is a heightened necessity to amend the Local Area Plan, which will serve to support the receipt of critical infrastructural funding and the early activation of housing supply.

 

Conclusion

As a key player in the delivery of ‘Rebuilding Ireland’, it is incumbent on South Dublin County Council to address any supply-related issues affecting the delivery of housing in strategic locations by removing any planning-related impediments, thereby closing the housing supply gap. In this regard, the amendment of the Ballycullen - Oldcourt Local Area Plan will not only resolve a barrier to the delivery of housing, it will also ensure that its core infrastructural requirements are aligned with appropriate levels of housing supply, allowing for the establishment of a new and sustainable residential community in the Ballycullen – Oldcourt area of the County.  

It is now proposed to initiate the Statutory Public Consultation Process for the Proposed Variation. A report on any submissions received will be presented to the Council. The Full Council will then have the option to accept, reject or amend the proposed variation following receipt of the Chief Executives Report on the Public Consultation process.