COMHAIRLE CONTAE ÁTHA CLIATH THEAS
SOUTH DUBLIN COUNTY COUNCIL

MEETING OF DEVELOPMENT PLAN MEETING

Thursday, June 17, 2021

MOTION NO. 41

MOTION: Councillor T. Costello

Tallaght densities in recent SHDs exceed the LAP and the CDP. There needs to be a clear planning objective for the County Town to be sustainable, and not see densities that exceed those of Central London - whose public transport system is far more developed than that in Tallaght ( underground, 24 hour buses, over ground rail).

REPORT:

The motion seeks a clear objective for Tallaght to be sustainable following recent decisions of SHDs and to avoid densities which exceed those of Central London which has more developed public transport.

The Tallaght Local Area Plan was adopted in June 2020 and sets out development management parameters which are used to adjudicate planning applications. The LAP promotes the sustainable development of the Regen Lands by facilitating a more intensive land-uses to accommodate higher density residential and employment uses. The Tallaght Town Centre LAP provides for a Plot Ratio of 0.75 up to 2.0 with flexibility to increase this by up to 20%, which generally equates 75-200 units per hectare based on an average 100sqm unit.

It is acknowledged developments permitted by An Bord Pleanála (ABP) prior to the adoption of the LAP have resulted in increased densities in this area. However, since the adoption of the LAP, planning reference SHD3 ABP -308398-20 should be noted whereby ABP upheld South Dublin County Councils recommendation that the plot ratio of 2.95 was a material contravention of the LAP.

In addition, the proposed contravention of the height strategy while not considered to be as severe as that of plot ratio issue was also considered to be a contravention of the LAP. It should also be noted that ABP upheld SDCC’S recommendation that the proposed development represented an over-development of the site.

Having regard to the above and with the Town Centre Local Area Plan provisions in place alongside the provisions set out in Chapter 5 of the County Development Plan and the South Dublin Building Height and Density Guide it is considered that there is sufficient policy provisions set out at a Local and County level to ensure that increased densities and building heights will only be permitted at appropriate locations and in a sustainable manner.  

QDP13 Objective 1 supports a plan led approach through Local Area Plans in identified areas by ensuring that development complies with the specific local requirements of the LAP. This further supports the Tallaght LAP alongside the related objectives in the Development Plan.

Policy QDP7 High Quality Design – General - To promote and facilitate development which incorporates exemplary standards of high-quality, sustainable and inclusive urban design, urban form and architecture.

QDP7 Objective 1: To actively promote high quality design through the policies and objectives which form the ‘The Plan Approach’ to creating sustainable and successful neighbourhoods and through the implementation of South Dublin’s Building Height and Density Guide

Policy QDP8 – Building Height and Density Guide - Adhere to the requirements set out in the Urban Development and Building Height Guidelines (2018) issued by the DHLGH through the implementation of the Assessment Toolkit set out in the South Dublin Building Heights and Density Guide 2021.

It is considered that motion should be adopted subject to amendment whereby the provisions of the Tallaght Town Centre Local Area Plan and the policies and objectives of Chapters 5 of the CE Draft Plan capture the overall aim of the proposed motion.

Recommendation

It is recommended that this motion is adopted with amendment to reflect that the provisions set out in the Draft Plan Chapters 5 are sufficient to provide for the intent of the motion:

QDP13 Objective 1 – To support a plan led approach through Local Area Plans in identified areas by ensuring that development complies with the specific local requirements of the Local Area Plan, having regard to the policies and objectives contained in this Development Plan and ministerial guidelines.

Policy QDP7 High Quality Design – General - To promote and facilitate development which incorporates exemplary standards of high-quality, sustainable and inclusive urban design, urban form and architecture.