COMHAIRLE CONTAE ÁTHA CLIATH THEAS
SOUTH DUBLIN COUNTY COUNCIL

MEETING OF SDZ, LAPS AND PLANNING PROJECTS

Friday, January 26, 2018

MOTION NO. 22

MOTION: Councillor E. Higgins

That Section 1 and relevant Sections thereafter be amended to specifically cater for older residents who require sheltered accommodation or down-sized homes as part of the dwelling mix.

Cllrs Emer Higgins, William Lavelle, Vicki Casserly, Kenneth Egan, Paula Donovan, Brian Lawlor and Conor McMahon

REPORT:

Response

The Draft Planning Scheme already provides for and promotes dwelling typologies that will accommodate older person households. Changes could be made to the Draft Planning Scheme to clarify that this includes Build to Rent and Shared Accommodation apartments and, in the context of current draft guidelines, to also promote any future prescribed Section 28 guidance, in particular that which relates to dwelling mix.

Further to Section 2.1.6 of the Draft Planning Scheme (Dwelling Mix) the range of dwellings permitted under the Draft Scheme include townhouses, duplex units, maisonettes and apartments. These permissible dwelling typologies provides the opportunity to accommodate older person households. In order to facilitate market flexibility over the lifetime of the Planning Scheme a detailed breakdown of unit types is not specified.

The densities prescribed under the Draft Planning Scheme (Section 2.1.5) will help inform the appropriate dwelling typologies in each Development Area of the Planning Scheme. The densities prescribed for the two urban centres and their contiguous higher density Sub Sectors are suited to a mix of apartments, duplexes and maisonettes that can cater for older people households.

The provision of accommodation for older people (independent and semi-independent living) is also specifically encouraged under Section 2.1.6 of the Draft Planning Scheme both within the Kishoge and Clonburris Urban Centres and their contiguous Development Areas that are proximate to (inter alia) public transport services. The Draft Planning Scheme therefore already promotes housing for older people and a single person household typology. Further to this, the minimum required floor areas for studio and one bedroom accommodation as set out under Sustainable Urban Housing: Design Standards for New Apartments (December, 2015) are reiterated under Table 2.1.10 of the Draft Planning Scheme in a manner that promotes such dwelling typologies.

It is 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 published by the Department of Housing, Planning and Local Government. The Draft Update allows apartment developments to include up to 50% one bedroom or studio type units in certain circumstances (SPPR 1) particularly for larger developments. The Draft Update Guidelines and Circular PL 11/2016 also include policy that promotes Build to Rent and Shared Accommodation apartment typologies, which can in turn further promote accommodation for single person and older person households.

Within this context, it is accepted that Section 2.1.6 (Dwelling Size and Private Amenity Space) should be amended to make reference to Build to Rent and Shared Accommodation and ensure compliance with any future prescribed Section 28 guidance on dwelling mix and apartment type. Further to other motions and the provision of the aforementioned Draft Update Guidelines, this aspect of the Draft Planning Scheme should also be amended to ensure compliance with further guidance in relation to floor areas and concierge and management facilities.

Recommendation

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

Include the following text under Section 2.1.6 (Dwelling Mix):

The range of dwellings permitted in Clonburris include houses, townhouses, duplex units, maisonettes and apartments (including Build to Rent and Shared Accommodation).

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.