COMHAIRLE CONTAE ÁTHA CLIATH THEAS
SOUTH DUBLIN COUNTY COUNCIL

MEETING OF SDZ, LAPS AND PLANNING PROJECTS

Friday, January 26, 2018

MOTION NO.209

MOTION: Councillor W. Lavelle

That the following provision be included under section 2.8.6: “The building heights of development in areas adjoining existing estates of two-storey homes should reflect the character of the adjoining area and not allow any marked jump in building heights. In particular, any development within 35 metres of existing one or two storey homes should be no more than two storey in height and between 35 -70 metres of existing one or two storey homes should be no more than three storey in height”. In line with this change, figure 2.8.10 should be amended accordingly, in addition corresponding figures or tables provided in chapter 3.

Co-sponsored by Cllr’s Casserly, Egan, Higgins, Lawlor, C. McMahon & Donovan

REPORT:

Response

The motion proposes that marked jump in building heights should not be allowed. It also proposes amending the Draft Planning Scheme to allow for any development within 35 metres of existing one or two storey homes should be no more than two storey in height and between 35 -70 metres of existing one or two storey homes should be no more than three storey in height”.

Further to the response to Item 56614, 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.

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.

The aspect of the motion that seek to limit building heights on the basis of arbitrary distances are overly prescriptive and would significantly undermine the density strategy of the SDZ lands, the promotion of a varied dwelling mix and would lead to an inefficient use of the SDZ lands to an extent that it would no longer be consistent with the SDZ Order of the Planning Scheme or the density requirements of the Guidelines on Sustainable Residential Development in Urban Areas (2009).

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.