COMHAIRLE CONTAE ÁTHA CLIATH THEAS
SOUTH DUBLIN COUNTY COUNCIL

MEETING OF DEVELOPMENT PLAN MEETING

Thursday, June 17, 2021

MOTION NO.

MOTION: Councillor T. Gilligan, Councillor C. O'Connor , Councillor D. O'Donovan, Councillor E. O'Brien, Councillor E. Murphy, Councillor Yvonne Collins, Councillor T. Costello, Councillor Shane Moynihan

QDP 8 Objective 2 Noting that there is no longer a numerical restriction on height, the criteria now being what is “contextually appropriate” to be decided on a case by case basis, that what is contextually appropriate in terms of height should not be determined or affected in any way by the location of a nearby SHD – to take this out and move it to Quality Design and Healthy Placemaking QDP 8 as a new objective 2, with the rest of the objectives there renumbered accordingly.

Needs clarification on renumbering Objectives?

 REPORT:

It is taken that as an objective the motion would read ‘To ensure that what is contextually appropriate in terms of height should not be determined or affected in any way by the location of a nearby SHD’.

Issues relating to precedent are referred to in the South Dublin County’s BHDG in Section 3.1 Building height terminology. It states:

(Section 3.1)

“Amplified Heights:

There may be existing buildings or parts of buildings within the streetscape or neighbourhood that deviate from the prevailing height but not to such an extent as to be considered a significant, or non-thematic, variation. Often, these amplified heights reflect design strategies by which the buildings seek to make a positive contribution to the variety and visual interest of the streetscape. In some instances, parts of the building may be vertically expressed or ‘popped-up’ to aid in legibility and wayfinding at the local level. Such instances of amplified height do not necessarily denote a contextual precedent to which new developments can respond in kind with increased heights.”

It is further stated in Section 3.1: Contextual Heights

While the prevailing height is the general measure of heights in the surrounding area, the analysis of contextual height will include and identify all of the variations in apparent height and amplified heights that are relevant to any rationale for or justification of increased building heights in a new development. From such an analysis, it might be seen that there are buildings present that are significantly taller than the prevailing heights. Some of these buildings will likely be the result of historical accidents; equally, some might be performing an intended role within the local environment. These will require careful consideration within the urban analysis as their presence alone does not connote an emerging context of increased heights or a precedent for individual increase of development heights. A comprehensive analysis of prevailing and thematic heights and the function and location of variations to these within the urban area will result in an understanding of the contextual height of the receiving environment of the proposed development.”

The Context Driven approach to height, as set out in the Draft Plan, relates to the existing built form only.

Planning reports must include a review of the relevant site history and any relevant planning activity within the surrounding area as part of any assessment. The Contextual Analysis Toolkit is based on the receiving environment for the development and existing surrounding built form, taking into account the prevailing height, thematic height, contextual height and any existing instances of amplified height within an area. In addition, the BHDG sets out criteria in relation to the provision of landmark buildings which are separated into three categories – Primary Landmarks, Secondary Markers and Local Markers.

Having regard to the above, it considered that the proposed motion be amended to read as follows:

Insert the following paragraph after the paragraph ending “…taller or high/ higher buildings.” on page 146:

The context driven approach to height in the County will be based on and informed by the receiving environment and surrounding built form having regard to the provisions of the South Dublin County’s BHDG and in particular the Contextual Analysis Toolkit

 Recommendation

It is recommended that this motion is adopted with amendment.

Insert the following paragraph after the paragraph ending “…taller or high/ higher buildings.” on page 146:

The context driven approach to height in the County will be based on and informed by the receiving environment and surrounding built form having regard to the provisions of the South Dublin County’s BHDG and in particular the Contextual Analysis Toolkit.