COMHAIRLE CONTAE ÁTHA CLIATH THEAS
SOUTH DUBLIN COUNTY COUNCIL

MEETING OF SDZ, LAPS AND PLANNING PROJECTS

Friday, January 26, 2018

MOTION NO. 36

MOTION: Councillor P. Gogarty

To zone the area formerly known as Adamstown Extension as amenity and move the housing target requirement of 442 to Kishoge Urban Centre and adjoining areas, the figures to be specified in amended Table 2.1.5. In this context Amend Fig 2.1.2 Function Concept Map and Fig 2.1.3 Land Use Area Map and all other related references to represent this land as amenity.

Cllrs G. O'Connell, L. O'Toole and F. Timmons

REPORT:

Further to the response to Motion 35 (Item 56475), the proposed motion would increase densities and buildings heights in the Clonburris Urban Centre in a manner that would reduce dwelling mix/choice in the SDZ and impact on the viability and affordability of housing. The motion would also result in the provision of public open space that is far in excess of the requirements of the Draft Planning Scheme.

The Guidelines on Sustainable Residential Development in Urban Areas (2009) advise that public open space should be provided at a rate of 2-2.5 hectares per 1,000 population or a minimum of 15% of the total site area for greenfield sites. The subject motion would result in the provision of approximately 12 hectares of open space per 1,000 population or 40% of the gross development area. This is considered to be far in excess of the open space amenity needs of the SDZ Lands and tips the balance of land uses away from residential development as the primary land use in a manner that is not consistent with the SDZ Order for the subject lands.

As stated under Section 2.1.6 (Dwelling Mix) of the Draft Planning Scheme, densities and building heights will inform the dwelling mix in development areas and that higher density areas will accommodate a mix of apartments, duplexes and maisonettes while medium density areas will also include houses. The densities strategy of the Draft Planning Scheme has been carefully considered to promote a mix of dwelling types and choice across the SDZ lands. This accords with the Guidelines on Sustainable Residential Development in Urban Areas (2009), which seeks to provide for a diverse range of household types in residential areas.

The proposed motion would increase densities and buildings heights in the Kishoge Urban Centre and surrounding development areas in a manner that will increase the proportion of apartments and reduce dwelling mix resulting in less choice and more mono dwelling types. This would not be consistent with density/dwelling mix strategy of the Draft Planning Scheme and the aforementioned Guidelines.

The building height strategy for the SDZ lands (Fig. 2.8.10 of Planning Scheme) provides for general building heights of 2 to 6 storeys, with building at the higher end of the scale in the Kishoge Urban Centre. The proposed motion would increase the general building heights in the Kishoge Urban Centre and surrounding Development Areas to in and beyond 6 storeys. Recent research by the Society of Chartered Surveyors Ireland (The Real Costs of New Apartment Delivery Report, October 2017) has demonstrated that the cost of apartment building, particularly in an urban context, increases significantly where it exceed 5 storeys in height and this adversely affects viability. It is therefore considered that the proposed motion could adversely affect the viability and affordability of housing within the SDZ Lands.

Recommendation

It is recommended that this motion is not adopted.

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.