COMHAIRLE CONTAE ÁTHA CLIATH THEAS
SOUTH DUBLIN COUNTY COUNCIL
MEETING OF SDZ, LAPS AND PLANNING PROJECTS
Friday, January 26, 2018
MOTION NO. 279
MOTION: Councillor L. O'Toole
Economic Development / Residential Units
Pg 18 Table 2.1.5 Extent of Residential Development According to Development Area
Amend the following lines in table 2.1.5:
| Development Area | Total Dwelling Units (number) | |||
| Min | Target | Max | ||
| Adamstown Extension | 0 | 0 | 0 | |
| Kishoge Urban Centre | 1122 | 1176 | 1231 |
Pg 19 Table 2.1.6 amend table to reflect above changes
Pg 19 Table 2.1.7 amend table to reflect above changes
Pg 20 Table 2.1.8 amend table to reflect above changes
Co-signed Cllr Guss O Connell & Cllr Paul Gogarty
REPORT:
Response
This motion relates to Development Area 11 Adamstown Extension.
The Draft Planning Scheme for the Clonburris SDZ has been prepared as a direct result of Government legislation (S.I. No. 604 of 2015). The SDZ Order identifies the lands at Clonburris, consisting of 280 hectares, as a site for the establishment of an SDZ and deems the lands to be of economic and social importance to the State. The lands that make up Development Area 11 / Adamstown Extension Character Area are included in this Government designation and therefore must comprise part of the Planning Scheme.
The Government’s position on the Clonburris SDZ is reinforced by the classification of the SDZ lands as a Major Urban Housing Development Site (MUHDS), and also the allocation of funding in 2017, to the SDZ lands under the Local Infrastructure Housing Activation Fund (LIHAF).
In this regard Development Area 11 Adamstown Extension has been designated for residential development (approx. 450 dwellings) under the Draft SDZ Planning Scheme in accordance with:
- the requirements of the SDZ Order (S.I. No. 604 of 2015) for the subject lands in terms of residential development within the ‘designated area’;
- the Interim Housing Strategy for South Dublin County (2016) in terms of meeting the housing needs for the County (32,650 dwellings between 2016 and 2022);
- the Guidelines on Sustainable Residential Development in Urban Areas (2009) in terms of overall residential density across the SDZ lands.
Removal of reference to or development of Development Area 11 Adamstown Extension, which has little or no constraints (access and site levels etc.), will benefit from the impending R120 upgrade and has been included in the current County Development Plan Core Strategy to meet the housing needs of the County, would not be consistent with the SDZ Order, the Housing Strategy and the statutory ministerial guidelines. Sections 28(1) and 168(4) of the Planning and Development Act 2000 (as amended), requires SDZ Planning Schemes to be consistent with the relevant housing strategy and require Planning Authorities to have regard to ministerial guidelines.
As stated under Section 2.1.6 (Dwelling Mix) of the Draft Planning Scheme, densities and building heights will inform the dwelling mix in development areas and that higher density areas will accommodate a mix of apartments, duplexes and maisonettes while medium density areas will also include houses. The densities strategy of the Draft Planning Scheme has been carefully considered to promote a mix of dwelling types and choice across the SDZ lands. This accords with the Guidelines on Sustainable Residential Development in Urban Areas (2009), which seeks to provide for a diverse range of household types in residential areas.
The proposed motion would increase densities and buildings heights in the Kishoge Urban Centre and surrounding development areas in a manner that will increase the proportion of apartments and reduce dwelling mix resulting in less choice and more mono dwelling types. This would be at variance with density/dwelling mix strategy of the Draft Planning Scheme and the aforementioned Guidelines.
The building height strategy for the SDZ lands (Fig. 2.8.10 of Planning Scheme) provides for general building heights of 2 to 6 storeys, with building at the higher end of the scale in the Kishoge Urban Centre. The proposed motion would increase the general building heights in the Kishoge Urban Centre and surrounding Development Areas to in and beyond 6 storeys. Recent research by the Society of Chartered Surveyors Ireland (The Real Costs of New Apartment Delivery Report, October 2017) has demonstrated that the cost of apartment building increases significantly where it exceed 5 storeys in height and this adversely affects viability. It is therefore considered that the proposed motion could adversely affect the viability and affordability of housing within the SDZ lands.
Recommendation
It is recommended that this motion is not adopted.
Strategic Environmental Assessment of Chief Executive’s Recommendation
No interaction with Strategic Environmental Objectives.
Appropriate Assessment Screening of Chief Executive’s Recommendation
No likely significant effects on European sites within the SDZ’s zone of influence are predicted.