COMHAIRLE CONTAE ÁTHA CLIATH THEAS
SOUTH DUBLIN COUNTY COUNCIL
MEETING OF DEVELOPMENT PLAN MEETING
Thursday, June 17, 2021
MOTION NO.
MOTION: Councillor G. O'Connell, Councillor P. Gogarty, Councillor L. O'Toole
That any future development in Palmerstown Village and environs (i.e. all north of the R148 down to the River Liffey including Lower Kennelsfort Road and the Old Lucan Road from the cul de sac at Holliville to the Service Station) not exceed three stories in height and architecturally be in keeping with the existing built environment and in terms of design quality must prioritise and promote the special character of the Village..
REPORT:
The proposed motion seeks to provide for a height restriction of 3 stories and to ensure any new development is architecturally in keeping with the existing built environment in terms of design quality within Palmerstown Village and Environs including all lands all north of the R148 down to the River Liffey including Lower Kennelsfort Road and the Old Lucan Road from the cul de sac at Holliville to the Service Station
The National Planning Framework (NPF) articulates a set of shared goals for every community across the country to deliver a programme of compact urban growth. Achieving these goals requires significant change to planning policy in Ireland at national and regional level. The Urban Development and Building Height Guidelines describes the planning criteria relevant to the consideration of increased building heights to achieve greater densities in our urban areas as part of this delivery of compact growth, and prohibits the use of explicit numerical height limits.
In regard to Building Height Restrictions the Urban Development and Building Heights Guidelines for Planning Authorities (2018) state:
SPPR 1
In accordance with Government policy to support increased building height and density in locations with good public transport accessibility, particularly town/ city cores, planning authorities shall explicitly identify, through their statutory plans, areas where increased building height will be actively pursued for both redevelopment, regeneration and infill development to secure the objectives of the National Planning Framework and Regional Spatial and Economic Strategies and shall not provide for blanket numerical limitations on building height.
In response to such policy provisions and guidelines, in particular SPPR1, this plan is accompanied by South Dublin County’s Building Height and Density Guide (Appendix 10).
The South Dublin County BHDG sets out important terminology to assist in the assessment of building heights in the County and discussions around height. Recognising that there should be no blanket numerical limitations on building heights, height in the BHDG is considered thematically in relation to its context. The Guide provides a toolkit for the assessment of proposed increased building heights in development application and development management scenarios.
In regard to the issues of recognising the existing built environment, design quality and character of villages Chapter 5 provides for the following policies and objectives:
QDP3 Neighbourhood Context
Support and facilitate proposals which contribute in a positive manner to the character and setting of an area.
QDP3 Objective 1: To ensure new development contributes in a positive manner to the character and setting of the immediate area in which a proposed development is located taking into consideration the provisions set out in Chapters 3 and 4 of this Plan and having regard to the requirements set out In Chapter 12 Implementation in relation to design statements.
QDP3 Objective 2: To protect and conserve the special character of the historic core of the villages and ensure that a full understanding of the archaeological, architectural, urban design
and landscape heritage of each village informs the design approach to new development and renewal, recognising the particular character context in Architectural Conservation Areas (ACAs). (Note Objective Linked to Item ID 70953 – additional wording)
QDP3 Objective 3 To promote design standards and densities in village centres that are informed by the surrounding village and historic context and enhance the specific characteristics of each town or village in terms of design, scale, form and external finishes.
QDP Policy 6 Public Realm:
Promote a multi-disiplinary and co-ordinated approach to the delivery and management of the public realm within South Dublin County.
QDP6 Objective 1:
To require that all development proposals, whether in established areas or in new growth nodes, contribute positively to the creation of new, and the enhancement of existing public realm. To demonstrate how the highest quality in public realm design is achieved and how it can be robustly maintained over time (see also Chapter 13 Implementation and Monitoring - design statements and public realm).
QDP6 Objective 2:
To support public realm improvements under South Dublin County Council’s Village and Centre enhancement initiatives including those proposed within Architectural Conservation Areas having regard to the Architectural Heritage Protection Guidelines for Planning Authorities (DAHG, 2011) or any subsequent guidelines.
QDP6 Objective 3:
To promote and implement environmental and public realm improvements in existing town, village, district and local centres to a high standard and finish to address environmental quality, urban design, safety, identity, and image.
QDP6 Objective 4:
Pursue all avenues of funding to secure resources for the enhancement, renewal and regeneration of the public realm of the County’s urban areas.
In addition, the CE Draft Plan sets out guidance and principles to support quality design and health placemaking within the public realm at both ‘Site Level’ and ‘Neighbourhood Level’ (Chapter 13, Section 13.4.4):
It is considered, therefore, that provisions, policies and objectives set out in Chapter 5, Section 5.2.5 and Section 5.3, Chapter 13, Section 13.4.4 of the CE Draft Plan are sufficient to provide for the intent of the motion.
Recommendation
It is recommended that this motion is not adopted.