COMHAIRLE CONTAE ÁTHA CLIATH THEAS
SOUTH DUBLIN COUNTY COUNCIL

MEETING OF SDZ, LAPS AND PLANNING PROJECTS

Friday, January 26, 2018

MOTION NO.203

MOTION: Councillor F. Timmons

in relation to all existing residential estates that a Maximum of 2 storeys only be adjacent to existing 2 storey homes. 

Cllrs G. O Connell, P. Gogarty and L. O'Toole 

REPORT:

Response

It is accepted that the Planning Scheme could be amended to clarify that new residential development that adjoins (backs or sides onto) one or two storey housing shall be between 2 and 3 storeys in height.

In order to promote place making, urban legibility and visual diversity, varied building heights are proposed across the SDZ lands. In the context of their access to public transport and location within the Metropolitan Consolidation Town of Clondalkin, building heights have been designated under the Draft Planning Scheme to ensure that development makes efficient use of the SDZ lands.

Building heights have also been prescribed to recognise the importance of place making and also to reflect other aspects of the Draft Scheme including street hierarchy, density and urban structure requirements i.e. designation of streets types and widths on the basis of function and speed etc.

Within this context, under Figure 2.8.10 (Building Height Strategy) of the Draft Planning Scheme new streets located adjacent to existing residential estates have been designated as Local Streets where lower building heights of between 2 – 4 stories are prescribed. These building heights will ensure compliance with the density requirements of the SDZ lands as well as DMURS requirements in relation to building height to street width ratios.

Furthermore, to ensure that building heights respect the surrounding context, Section 2.8.6 of the Draft Scheme requires new developments immediately adjoining existing one and two storey housing to incorporate a gradual change in building height. No significant marked increase in building height in close proximity to existing low-rise housing is permissible.

This provision reiterates Policy H9 Objectives 3 (Residential Building Heights) of the County Development Plan and, together with Figure 2.8.10 (Building Height Strategy), will largely ensure that new development adjoining existing 2 storey homes will generally be between 2 and 3 storeys in height.

It is accepted that the Planning Scheme could be amended to clarify that new residential development that adjoins (backs or sides onto) one or two storey housing shall be between 2 and 3 storeys in height.

Recommendation

It is recommended that this motion is adopted with amendment as follows:

Include the following text under Section 2.8.6 (general):

To ensure that building heights respect the surrounding context, new developments immediately adjoining (backs onto or sides onto) existing one and two storey housing shall be between 2 and 3 storeys in height and shall incorporate a gradual change in building height with no significant marked increase in close proximity to existing low-rise housing.

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.