COMHAIRLE CONTAE ÁTHA CLIATH THEAS
SOUTH DUBLIN COUNTY COUNCIL

South Dublin County Council Crest

MEETING OF SDZ, LAPS AND PLANNING PROJECTS

Friday, January 26, 2018

MOTION NO. 273

MOTION: Councillor P. Gogarty

To delete the following development areas and all references to same in the plan, simulanteously changing the zoning to amenity:

Kishogue North West KNW-S1, with S2 and S3 renamed as S1 and S2 respectively;

Kishoge North East KNE-S1, with S2 to S6 renamed as S1 to S5 respectively;

amending Fig 2.1.2,  Fig 2.1.4 and all subsequent figures, graphs, tables and text that reference same and/or include these lands as residential development, the housing capacity being transferred to Kishoge Urban Centre;

as per amended Table 2.1.5 (covering several motions) should read "as per the listed amendments for Table 2.13.1 (referenced in and covering several motions), with a related adjustment for High and Low margins in each case and amendments made throughout the rest of the Plan document to reflect these changes should the motions containing this table be passed in whole or in part"

Cllrs G. O'Connell, L. O'Toole and F. Timmons

REPORT:

This motion relates to the Kishoge North West KNW-S1 and Kishoge North East–S1 areas as shown on the maps submitted with this motion. The existing Lucan East Educate Together National School is located on these lands.

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 the Kishoge North West KNW-S1 and Kishoge North East–S1 areas 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 the Kishoge North West KNW-S1 and Kishoge North East KNE-S1 areas have been designated for residential development (together delivering approx. 550 dwellings) under the Draft SDZ Planning Scheme in accordance with:

Removal of reference to or development of the Kishoge North West KNW-S1 and Kishoge North East KNE-S1 areas, which 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.

Section 2.10 Landscape and Open Space of the Draft Planning Scheme, outlines the amenity and recreational hierarchy to be provided at Clonburris. Ninety hectares of parks and open space will be provided across a range of strategic open spaces, local parks, square and local open spaces etc. The location and hierarchy of these amenity areas are based on a variety of factors including the location of existing assets such as Griffeen Valley Park and the Grand Canal, site topographical features and detailed urban design masterplanning of the overall SDZ lands. Accordingly, it is considered that Kishoge North West KNW-S1 and Kishoge North East KNE-S1 areas are best placed for the development proposals currently outlined in the Draft Planning Scheme. This includes the provision of a Post Primary School on the lands as shown on Figure 2.1.3 of the Draft Planning Scheme.

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.