COMHAIRLE CONTAE ÁTHA CLIATH THEAS
SOUTH DUBLIN COUNTY COUNCIL

MEETING OF SDZ, LAPS AND PLANNING PROJECTS

Friday, January 26, 2018

MOTION NO. 202

MOTION: Councillor B. Bonner

This council agrees that where hi rise development is planned it should not be proceeded with unless there is adequate attention paid to how these apartment complexes will be constructed and managed.  Family units should be in the lower storeys.  There needs to be adequate areas for drying clothes with perhaps communal laundry areas. There needs to be a proper concierge system along with a strong management system to ensure the safety and good management of public areas.  There also needs to be adequate parking and underground storage for bicycles etc.  These issues need to be included at the planning stage if our experience of multi storey development is to be successful.

REPORT: 

Detailed design standards for apartment buildings are set out under the Statutory Ministerial Guidelines on Sustainable Urban Housing: Design Standards for New Apartments (December, 2015). This is reflected under Section 2.1.6 (Residential Development Standards of the Draft Planning Scheme) including those that relate to design standards and internal facilities such as those that relate to (inter alia) lift/stair cores, communal facilities, parking and children’s play. 

Aspects of the subject motion are therefore already provided for under the Draft Planning Scheme and the aforementioned guidelines. Compliance with these aspects will also be addressed at planning application stage. 

The site specific prescription of further standards in relation to the location of specific dwelling types, particularly in the absence of detailed research, could adversely affect the viability and affordability of apartment accommodation on the SDZ Lands compared to other areas within the County and Region. It should also be considered that the provision of roof gardens and terraces can provide the opportunity for family friendly spaces at upper floors. 

Further to the above, the Statutory Ministerial Guidelines on Sustainable Urban Housing: Design Standards for New Apartments (December, 2015) includes specific details in relation to the design of community facilities, management facilities, clothes drying areas and car parking. It is not considered necessary to reiterate these detailed aspects of the guidelines, however, it is accepted that further reference to these aspects of the guidelines could be made under the Draft Planning Scheme.

It is also noted that, since the publication of the Draft Planning Scheme, a Draft Update of Sustainable Urban Housing: Design Standards for New Apartments Guidelines for Planning Authorities (December, 2017) has been produced by the Department of Housing, Planning and Local Government. The Draft Update includes further details and policy that supports concierge and management facilities for Build to Rent Developments. It is therefore accepted that the Draft Planning Scheme should be updated to ensure compliance with any such further guidance. This aspect of the Draft Planning Scheme should also be amended to ensure compliance with further guidance in relation to floor areas.

Recommendation

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

Include the following text under Section 2.1.6 (Dwelling Size and Private Amenity Space): 

All apartments shall accord with or exceed the open space and floor area standards set out in Sustainable Urban Housing: Design Standards for New Apartments, Guidelines for Planning Authorities (2015) including the minimum floor areas set out in Table 2.1.10 of this Planning Scheme. An apartment refers to a dwelling unit that is not a house and may comprise an apartment, maisonette or duplex unit. The design of apartment schemes shall also accord with the aforementioned apartment guidelines and any superseding guidelines in relation to housing mix, apartment type, minimum floor areas, and design standards and internal facilities such as those that relate to apartment aspect, lift/stair cores, communal facilities (including laundry and clothes drying), communal amenity space, car parking concierge facilities, management facilities, refuge storage, bicycle parking and children’s play etc.

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.