COMHAIRLE CONTAE ÁTHA CLIATH THEAS
SOUTH DUBLIN COUNTY COUNCIL

MEETING OF SDZ, LAPS AND PLANNING PROJECTS

Friday, January 26, 2018

MOTION NO.212

MOTION: Councillor E. O'Brien

Any development adjoining or opposite to or immediate visible to an existing private residential development shall mirror the build height in that existing development Section 2.8.6 to be amended appropriately

REPORT:

Response

The proposed motion seeks that any development adjoining or opposite to or immediate visible to an existing private residential development shall mirror the build height in that existing development.

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.

Further to the aspect of the motion that seeks to limit building heights on the basis of visibility from existing development, there are approximately 10 sub sectors designated under the Draft Planning Scheme adjacent to existing residential areas. Furthermore, in the context of the relatively flat topography of the SDZ lands, large tracts of the SDZ lands are visible from existing private housing including areas around both railway stations.

Notwithstanding the imprecise nature of the proposed motion, this 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). The restriction of building heights adjacent to private housing is also considered to be prejudicial.

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.