COMHAIRLE CONTAE ÁTHA CLIATH THEAS
SOUTH DUBLIN COUNTY COUNCIL
MEETING OF CLONDALKIN AREA COMMITTEE
Wednesday, June 21, 2017
QUESTION NO. 13
QUESTION: Councillor F. Timmons
"To ask for a report and list of SDCC owned sites within the Clondalkin area and maps be supplied in order for members to make suggestions for land use. To detail what lands would not be suitable to built on and reasons why?"
REPLY:
A very detailed report on the strategic approach to council land bank (and housing delivery) was presented to the ORGANISATION PROCEDURE AND FINANCE COMMITTEE on Thursday 23rd October 2014 followed by presentation to the Areas Committees. On 21st March 2017, an updated landbank report was presented to the Elected Members of the Housing SPC.
Feedback from the members identified two main issues for consideration:
- An understanding of how strategic decisions are made on development/ sale/transfer of Council land.
- Access to, and availability of, the Councils detailed landbank.
The Councils landbank forms a strategic resource for the Local Authority to secure appropriate development in the County in three ways :
- LA own development by way of Part 8, (subject to members approval).
- Disposal for agreed forms of development subject to members approval in accordance with S 183.
- Disposals provide funding opportunities to deliver the Councils Capital programme
- Strategic approach to landbank management. The Councils landbank of development sites is regularly reviewed strategically utilising the following process. This is particularly relevant given the current housing delivery situation in Dublin.
|
Option |
Review-Required for? |
Response |
Comment. |
|
1. |
Longterm strategic objective? |
If yes – retain |
Eg road reservations. |
|
2. |
Potential social housing? |
Yes/No |
If yes consider Part 8. |
|
3. |
Potential development partnership/property swop/amalgamation. |
Yes/no May require negotiation with identified co-developers. |
Consider potential mode of delivery. (See methodologies below) |
|
4. |
Disposal subject to development proposals and/or planning brief/master plan. |
Draft clear SDCC requirements before going to market. |
Agreed brief can be made subject to disposal terms enforced through agreement for lease. |
|
5. |
Not required/suitable for statutory purposes-possible disposal purely on valuation decided by market. |
Based on above analysis & valuation advice. |
Sustain capital account. |
If options 2 – 4 are being considered the delivery methodology will have to be considered in conjunction with the Housing Dept in accordance with the Housing Strategy.
2. Methodologies for housing delivery. There are a number of extant Part 8s potentially providing development options for homes in the County. Careful design can improve environmental quality, passive surveillance and address special-needs. It is important that sites of this nature are carefully chosen not to suggest over-development or reduction of useful amenity space. It is recommended that opportunity sites be identified, proofed for underground services with Council departments, ESB and Bord Gais and consult with Elected Members through constraint evaluation and sketch designs.
Tenure type/development options :
- Social Housing build by Local Authority – subject to DOE approval and funding.
- Approved Housing Body (AHB) design & build, (potentially joint provision with private renting providers).
- Capital Assistance Scheme with AHB – Partnership Approach
- Private build for sale/let/lease to approved applicants -NAMA Units may provide options.
3. Council landbank :The Council is legally obliged to maintain a property register. It must be emphasised that the Councils landbank is strategically and economically sensitive. For these reasons it is strongly recommended that the Register be maintained in, and made available only by, the Development Dept. Any enquiries in this regard will be dealt with by staff in that Department.
In relation to the specifics of this question, it is the case that certain lands may not be suitable for building. Constraints are always examined prior to any development being proposed. The property section would look at ways to maximise the potential of the landbank. The table below show some of the main reasons why land may not be suitable for building.
|
Constraints |
Objective |
Example |
|
Zoning of site |
To ensure lands are zoned appropriately |
Housing is confined to certain zoning |
|
Existing Services located with a site |
To retain the service corridor within the site or if economically viable consider diverting service |
Many sites have wayleaves in favour of services providers such as ESB / Irish Water |
|
Lack of Services / Access to a site |
If economically viable to bring services to the site. |
Sites can be unserviced and many miles from any particular service |
|
Potential for over development |
Density / Type of adjacent development should be considered |
Consideration of infill where the density is already very high |
|
Infrastructural Reservation |
Land reserved to provide for certain infrastructure |
Some of the Land Bank was strategically purchased for infrastructural development such as a road reservation and would not be considered for any other purpose eg CPO’d lands |
|
Proximity to designated sites |
There should be no risk to environmental or designated sites |
Grand Canal, RMP etc |