CHAPTER 15 GENERAL SITE - DEVELOPMENT STANDARDS

Transcription

1 CHAPTER 15 GENERAL SITE - DEVELOPMENT STANDARDS CAIGHDEÁIN FORBARTHA SUÍOMH GINEARÁLTA

2 CHAPTER 15 GENERAL SITE - DEVELOPMENT STANDARDS Introduction The creation of attractive environments with a genuine sense of place is a prerequisite to achieving sustainability. The quality of where we live, work and visit depends not just on the design of buildings, but on their layout and landscaping, the arrangements made for access, and in particular, how they relate to their surroundings. The overall objective is to create a dynamic, mixed use, visually attractive, world-class city able to compete with other cities on a global basis, with the greatest possible opportunities for all high quality living, working and relaxing environments, making the optimum use of scarce urban land on a sustainable basis and enhancing the particular character of Dublin while recognising that change is essential and desirable. Development proposals will be assessed in terms of how they contribute to the achievement of the objectives above, and having regard to various qualitative and quantitative standards. Of foremost importance will be the encouragement of development of the highest possible architectural and urban quality. Each planning application will be considered on its own merits. The standards within this chapter are designed as a guide to the public in making an acceptable application. In certain circumstances the Planning Authority may tighten or relax the standards. Dublin City Council will permit a departure from these standards only where it is clearly justified by the circumstances of a particular case. No such departure can be regarded as forming a precedent affecting the consideration of other proposed developments. The chapter is divided into three key sections: Section 1: Qualitative Standards This section sets out qualitative standards on design, layout, mix of new buildings, and landscaping. Section 2: Quantitative Standards This section sets out quantitative standards including density, plot ratio, site coverage, height, access and road standards. Section 3: Development Control Standards This section sets out standards that must be applied with regard to different forms of development, including residential standards, development in conservation areas and a range of other development types. Section 1: Qualitative Standards Design, Layout and Mix of Uses of New Buildings As set out in Chapter 2, it is the philosophy of Dublin City Council to develop a planning approach that values urbanism and the creation of vibrant and attractive urban places. Legibility, connectiveness, identity, diversity and quality in the public domain are key objectives underpinning this approach and will be sought in all planning applications. The relationship between the public domain, the buildings and their use will be of paramount importance. Design Dublin City Council will ensure that all new developments contribute positively to the enhancement of the urban qualities of the city. A high standard of design is considered essential to this process, as well as the fostering of long term socially and economically viable communities. Creating a distinctive sense of place taking into account site history and setting is important. The analysis of any proposal will assess the visual characteristics of the building form(s) and related elements, such as: aspect and orientation; proportion; the balance of solid to void; the shapes and details of roofs, chimneys, windows and doors and the materials used. Details of walls, gates, street furniture, planting and paving will also be noted. Buildings in Dublin have a certain simplicity and consistency in both their design and materials. High quality building materials, which are in harmony with the essential character of the city, will be pursued. To achieve the quality of design expected, developers will be expected to employ experienced design teams, which may include planners, architects, landscape architects, urban designers, transport planners and road engineers. Conservation specialists will be needed where protected flora and fauna, archaeological sites and monuments, listed buildings or conservation areas are involved, and arboriculturists where existing trees and major shrubs need to be retained and maintenance plans for planted areas have to be prepared. In certain circumstances models of a scheme will be required to an appropriate scale. All photomontages 120 DUBLIN CITY DEVELOPMENT PLAN

3 CAIGHDEÁIN FORBARTHA SUÍOMH GINEARÁLTA CAIBIDIL submitted with planning applications or with an Environmental Impact Statement must include details of the type of camera and the lens used to create the image. Layout Layouts of buildings and spaces must be designed to ensure that areas are permeable, legible and safe. Legibility relates to the ease with which the observer can read the relationship between the structures, the landscape and the spaces between them, as well as the objects within those spaces. Main routes should be distinguished by exploiting vistas, key buildings and landmarks with the activities and functions of the places made visible, thus bringing a sense of liveliness to spaces. Landmark features can be used to give treatment to main entrances to a development, help treat open spaces and perimeter edges. The design of buildings and the spaces around them can affect the sense of safety and security of people using them as well as the incidence of crime. Well-designed spaces can minimise the fear and incidence of crime, vandalism, graffiti and dumping of rubbish and prevent the deterioration of the environment. New developments and refurbishments must be designed to promote safety and security both for its residents and for the general public using the street and minimise misuse of the environment. Design guidelines for the design of safe developments are set out in Appendix 14. Mix of Uses in New Buildings In commercial development in the city centre, Prime Urban Centres and neighbourhood centres, an appropriate mix of retail, residential, entertainment, cultural and employment generating uses will normally be required. Landscaping Good quality landscaping schemes are important for the city. To ensure that landscaped areas are attractive, safe and well maintained, their design and maintenance plans will be regarded as an integral part of all new development applications. Landscape schemes will be required to be of a high standard and must be in accordance with Dublin City Council standards for road and footpath layout. If landscaping cannot be provided as part of a development, then financial contributions shall be required to improve the landscape in the locality Hard Landscaping Hard landscape design, including paving, enclosure and street furniture, is an important element in defining the character of the spaces between buildings and public open spaces. Hard landscaping works can help to: Provide a visual link to the surroundings Define and enclose space, and delineate public from private space Provide security to private areas Distinguish between pedestrian, cycle and vehicle movement Provide suitable play space for children (this does not apply to bed-sits, accommodation for the elderly or for students) Materials must be appropriate, durable and of a good quality. Careful consideration must be given to the design of hard surfaces such as streets, squares, open spaces, paved areas, footpaths and driveways. The textures and colours of the materials chosen must be sympathetic to the locality and be an integral part of the design. Walls, fences, metal railings and gates used to define spaces and their usage have a major impact on the visual character of the development. These should be carefully selected with local distinctiveness in mind and will need to be an integral part of the overall design concept. The siting of street furniture should not provide undue obstacles for disabled persons, (see Policy T10). The integration of art into the public domain can contribute positively to the urban form creating local distinctiveness and enhancing a public space. Major development schemes will be expected to contribute to public art in the locality. Following underground works, it is an objective of Dublin City Council to ensure the reinstatement of materials or the replacement with materials of similar style and quality. Soft Landscaping All developments must respect the environment in which there are situated, and every effort should be made to retain existing trees and vegetation where possible. Where a site contains trees a full tree survey and protection measures must be included as part of the application. In schemes where PLEAN FORBARTHA CHATHAIR BHAILE ÁTHA CLIATH

4 CHAPTER 15 GENERAL SITE - DEVELOPMENT STANDARDS basement structures preclude planting into the ground, adequate tree pits and planters shall be provided for amenity courtyard planting. Where appropriate, landscaping schemes should provide a hierarchy of different types of planting throughout the development encompassing: Structure/boundary planting Amenity planting Street trees Garden trees and hedgerow planting Specimen trees Aspects of planting such as potential height, shape, leaf form and colouring all play a part in contributing to the overall distinctiveness and character of the place being created. Care will be needed to select appropriate species and Dublin City Council will encourage the planting of native species. Inappropriate choice can severely detract from the landscape and visual character of an area, for instance, the extensive use of ornamental conifers as boundary features are neither ecologically nor visually acceptable. All planting shall be carried out in the first planting and seeding seasons following occupation of the building or the completion of the development, whichever is the sooner. Any trees or plants, which, within a period of 5 years from the completion of the development, die, are removed or become seriously damaged or diseased shall be replaced the next planting season with others of similar size and species, unless the Planning Authority gives written consent to any variation. Section 2: Quantitative Standards Density Density is a measure of the relationship between buildings and their surrounding space. Dublin is in general a low density city with an overall density figure of approximately 42 persons per hectare, compared to European equivalents such as Copenhagen at 54.0/ha and Lyon at 91.3/ha. (Managing Intensification and Change: A Strategy for Dublin Building Height, DEGW, 2000). The low densities within the city can be largely attributed to the development of the suburbs in the 1950s and 1960s at net densities of between 15 to 20 dwellings per hectare (6-8 per acre) in detached or semi-detached form. Such low densities are today unable to provide the critical mass of population needed to sustain key services and quality public transport, and thus encourage a reliance on private car travel. This is unacceptable in terms of sustainability and Ireland s commitments under the Rio Declaration of 1992 and the Kyoto Protocol, which requires Ireland to limit growth in greenhouse gas emissions. This low suburban density is being further compounded by falling household sizes, which, if left unchecked, will lead to a loss of critical mass of population and a reduction in the potential to sustain local services. The standards set out in this Plan will promote the development of higher densities and the consolidation of the urban form of the city. Achieving a high quality design and layout will be paramount in the acceptability of planning applications for high density schemes. High densities will be promoted throughout the city area, and in particular will be sought within a walking catchment of public transport infrastructure (approximately 500m from a QBC route and 800m from a rail terminal); major centres of employment; Prime Urban Centres, neighbourhood centres and areas in need of regeneration. Ideally, density should achieve optimum use of urban land appropriate to its location and context. Appropriate density levels are determined both by the design of the development and the use of the building and by the character and scale of the receiving environment. This is a result of the different requirements for sunlight/daylight, access and privacy for commercial and residential space. To provide some guidance to developers the following indicative densities are suggested: Outer City: densities in excess of 50 dwellings per ha. (20 per acre) will be encouraged subject to appropriate qualitative safeguards. In addition, schemes adjoining public transport routes, or in Prime Urban District or Neighbourhood Centres, or in Framework Development Areas, higher densities will be required. In city centre locations higher densities will be allowed. Recent examples include Custom House Docks (72 units per acre), Herbert Park Apartments (99 units per acre), Charlotte Quay (157 units per acre) and Wolfe Tone Close (80 units per acre). These developments demonstrate that high density apartment schemes can be achieved without either loss of residential amenity or environmental quality. 122 DUBLIN CITY DEVELOPMENT PLAN

5 CAIGHDEÁIN FORBARTHA SUÍOMH GINEARÁLTA CAIBIDIL In both the inner and outer city, the final density will in all cases be dependent on the scheme design and location. In cases such as schemes adjoining protected structures or in conservation areas, lower densities may be appropriate in order to preserve special characteristics of the area. Where increases in density are desirable these should be sought by introducing variety in built form into the layout. This could include the use of terraced houses, apartments and duplexes. Plot Ratio Plot ratio is a tool to help control the bulk and mass of buildings. It expresses the amount of floor space in relation (proportionally) to the site area, and is determined as follows: plot ratio = gross floor area of the building(s) 1 site area 2 Plot ratio will apply to both new buildings and extensions to existing buildings. Indicative standards of plot ratio for certain zones of the city are set out below. Indicative Plot Ratio Standards Zoning Objective Indicative Plot Ratio Zone Zone Zone Zone Zone In certain circumstances, higher plot ratios may be permitted: Adjoining major public transport termini and corridors, where an appropriate mix of residential and commercial uses is proposed To facilitate comprehensive redevelopment in areas in need of urban renewal To maintain existing streetscape profiles Where a site already has the benefit of a higher plot ratio Plot ratios can determine the maximum building floor space area or volume on a given site, but on their own cannot determine built form. The same area or volume can be distributed on a site in different ways to generate very different environments Consequently plot ratio standards need to be used in conjunction with other development control standards including: Site coverage Building height Public and private open space The standards applied to residential roads, and parking provision Site Coverage Site coverage is a control for the purpose of preventing the adverse effects of over development, thereby safeguarding sunlight and daylight within or adjoining a proposed layout of buildings. Site coverage is the percentage of the site covered by building structures, excluding the public roads and footpaths. Site coverage is a tool particularly relevant in urban locations where open space and car parking standards may be relaxed. The plan sets out recommended standards for the city centre, district centres and the Georgian core. These standards are intended to be indicative only. The special considerations, which apply to plot ratio, will also apply to site coverage. Indicative Site Coverage Standards Zoning Objective Indicative Site Coverage Zone 4 80% Zone 5 80%-100% Zone 8 50% Building Heights The definition of appropriate building height in context is relative and relates not only to the prevailing or dominant heights but also to the grain and its consistency or diversity within an existing character area. (Managing Intensification and Change: A Strategy for Dublin Building Height, DEGW, 2000). Dublin has many different character areas reflecting histories, communities and various opportunities for change. Different character areas will require different approaches to the issue of building heights. There is a recognised need to protect conservation areas and the architectural character of existing buildings, streets and spaces of artistic, civic or historic importance. In particular, any new proposal 1 Gross floor area is the sum of floor space within the external walls of the building(s), including plant and tank rooms and car parking areas above ground level. In the case of a group of buildings with a common curtilage, the floor areas will be aggregated. 2 The site area includes only such land as lies within the curtilage of the related buildings. PLEAN FORBARTHA CHATHAIR BHAILE ÁTHA CLIATH

6 CHAPTER 15 GENERAL SITE - DEVELOPMENT STANDARDS must be sensitive to the historic city centre, the river Liffey and quays, Trinity College, Dublin Castle, the historic squares and the canals. Dublin City Council also recognises the growth of Dublin as a significant world financial/commercial centre and it is Dublin City Council policy to allow for the development of high buildings in appropriate locations in order to promote investment, vitality and identity. A study commissioned by Dublin City Council to examine the issue of Dublin s building height (Managing Intensification and Change: A Strategy for Dublin Building Height, DEGW, 2000) identified character areas and locations within the city that would allow for large-scale growth and innovation in building form. The potential siting of higher building or high intensity clusters within the city will be planned using the principles and criteria enunciated in the study. It is the policy of Dublin City Council to continue to protect the skyline of the inner city while having due regard to the criteria regarding building heights set out in the above DEGW study. The Irish Aviation Authority must be notified in all cases where a proposed development exceeds 45m in height. Special Standards applying to medium and high rise buildings: The following considerations will be taken into account in considering proposals for high buildings: The need to create a positive urban design The need to suitably incorporate the building into the urban grain The need to create positive urban spaces In view of the inevitable prominence of a high building it should be of outstanding architectural quality, creating a building which is elegant, contemporary, stylish, and, in terms of form and profile, makes a positive contribution to the existing skyline The need to respect important views, landmarks, prospects, roofscapes and vistas The proposal should be very carefully related to, and not have any serious disadvantages to, its immediate surroundings, both existing and proposed, and especially to any other high buildings and prominent features in the vicinity and to existing open space The site must be of appropriate size and context to allow for a well designed setting of lower buildings and/or landscaped open space The design of high buildings should seek to minimise overshadowing and overlooking of surrounding property and should not create adverse micro-climatic effects (such as down-draft) The building should consider important telecommunication channels and not interfere with air navigation When submitting plans for high rise buildings the developer will be required to submit a visual impact analysis study including a 3-D model of the scheme, and photomontages of the impact of the building(s) at a city-wide and local scale. When developing landmark high rise buildings the Planning Authority will encourage architectural design competitions. Access For All Dublin City Council is a signatory to the Declaration of Cities and the Disabled and recognises the need for equality of access for everybody to all aspects of the built and external environment as an essential prerequisite of equal opportunities and the development of an inclusive society. Dublin City Council will have regard to the National Disability Authority s guidelines on access and will seek to encourage the implementation of best practice standards with regard to access. Appendix 15 sets out guidelines on appropriate access arrangements. Part M of the Building Regulations (S.I. No. 179 of 2000) sets out standards to ensure that buildings are accessible and usable by everyone, including the aged, people with disabilities and people with children. The Technical Guidance Document in relation to Part M provides guidance on the access requirements for public buildings and for residential dwellings. In assessing applications, which relate to protected structures regard shall be had to the protected status of the structure and the need to protect the special character. Appendix 18 provides guidance on this issue. 124 DUBLIN CITY DEVELOPMENT PLAN

7 CAIGHDEÁIN FORBARTHA SUÍOMH GINEARÁLTA CAIBIDIL Roads and Services The design standards required for carriageway, gradients, footpaths, junctions, road drainage, culsde-sac, sight lines, boundary walls, vehicle access, service roads, bus lay-bys, drainage and other underground services, vary according to the scale, intensity, layout, design and location of proposed developments. The standards required by Dublin City Council for roads and services may be ascertained from appropriate departments of Dublin City Council (see also Appendix 16). All services must be provided underground in the interests of amenity except where it is clearly shown by a statutory undertaker that underground location is of an impractical nature. This provision shall not apply to temporary cabling necessary for the servicing of development site workshops or offices. Pipes, cables, etc. under roads shall be grouped together as far as possible for easier access and less disruption, to avoid damage from tree roots and to facilitate tree planting. Section 3: Development Control Residential Development In dealing with proposals for residential development, it is the Planning Authority s aim to achieve a high standard of design and layout in order to create high quality, secure and attractive areas for living. All applications for new developments will be assessed having regard to existing government policies, standards set out in this chapter, policies and objectives set out in the residential chapter and the housing strategy, and with Appendix 11 (Guidelines for Waste Storage Facilities). Specific guidelines for student accommodation are set out in Appendix 17. In implementing the Department of Environment, Heritage and Local Government guidelines on residential development and to encourage sustainable residential communities, consideration must be given to the qualitative and quantitative standards outlined above and to the following elements: Density: High densities should be provided in appropriate locations. Site configuration and area will have an impact on the density levels achievable. Quality of the proposed layout and elevations: The quality of the residential environment will be paramount in the acceptability of planning applications. Layouts, elevations, and design must be designed to emphasize a sense of place and community. Residential complexes including social and affordable housing shall be built to designs, which do not articulate social difference and will be laid out in a way that makes no sharp territorial boundaries between different housing origins. Energy Efficiency: Layout and dwelling design must conform to the highest possible standards of energy efficiency and as many dwellings as possible must have access to sunlight and make use of passive solar design. Where possible and practicable, energy-saving and energy generating technologies such as roof top solar panels should be incorporated at the design stage. Permeability: Within housing areas, pedestrian, cycle and vehicular movements should be convenient, safe and pleasant and allow for ease of movement within the estate and with adjoining neighbourhoods. Gated residential developments will be discouraged and in most cases will be prohibited as they negate against Dublin City Council s vision of a permeable, connected and linked city that encourages integration. The principle of environmental cells will be supported in designing new residential areas. Ancillary facilities: The provision of an appropriate scaled range of social and community facilities including shopping, education, health and childcare will be required. Quality of proposed open space and general landscaping: Detailed landscape proposals, including specifications, must be submitted with all planning applications. The detail of these proposals will form an integral part of the assessment of the quality of the proposed layout. Safety: Opportunities for vandalism and crime should be reduced to the greatest possible extent, by ensuring that areas used by the public (such as open spaces, footpaths and roads) are overlooked by housing. Levels of privacy and amenity: The relationship of buildings to one another, potential overlooking, sunlight/daylight standards and the use of screening devices and landscape elements will form the basis of assessment. Traffic safety: The quality of the layout and the manner in which it addresses traffic safety is vital. PLEAN FORBARTHA CHATHAIR BHAILE ÁTHA CLIATH

8 CHAPTER 15 GENERAL SITE - DEVELOPMENT STANDARDS Long straight roads will be discouraged and a layout with good provision for pedestrian safety and traffic calming will be required. Local plans: Compliance will be sought with objectives and policies of Local Plans where appropriate. Accessibility: Provision must be made to ensure that layouts and dwellings are accessible to people with disabilities. The needs of children, and the elderly must also be taken into account. Naming of schemes: The naming of housing schemes should reflect local history, folklore and/or place names, and should be stated in both Irish and English. Management: Management arrangements must be put in place to ensure the landscaping and the building(s) are maintained properly over the years. With specific regard to apartment developments, the layout should: Present a live edge to the street by locating doors and windows onto the street frontage In the case of residential accommodation over shops or other business premises, a separate access should be provided for the upper floor accommodation Where the ground-floor commercial use consists of restaurants/takeaways, public houses, dry cleaners or printing shops, with apartments above, then proper sound-proofing, ventilation and storage must be built into the design of the building Provide car parking generally at basement level Provide concealed refuse bin storage areas and bicycle storage areas, which are accessible to each of the apartments Allow accessibility to post boxes to all Provide suitable play space for children (this does not apply to bed-sits, accommodation for the elderly or for students) Where railings are considered appropriate to new developments they should generally be markers for private space only and not be high or create an image of separation from surrounding areas In addition to planning requirements, building control and fire prevention requirements must be met in all circumstances. A design statement 1 should be prepared by the applicant for all large developments at an early stage of the design process/pre-application stage. The design statement should take the form of a concise illustration or series of illustrations and a written statement. This material will form the basis of meaningful pre-application discussions with the Planning Authority. On smaller sites a brief design statement will be required outlining the response to site or local conditions. For large sites Dublin City Council may, prior to development, carry out a framework study for the area setting out design objectives at an early stage. Dublin City Council will encourage innovative design and, where proposals can be shown to provide overriding benefits, will apply its normal standards flexibly. Residential Mix in House and Apartment Development A key aim in the provision of new housing is to encourage diversity rather than uniformity and as far as possible to relate the kind of housing to the different needs of the population. In all housing proposals, it is a requirement of the Planning Authority that an appropriate mix of unit types and sizes be provided. In general Dublin City Council will require that not more than 45% of the units in a development be of the one-bedroom type. In large developments, with fifty or more units, Dublin City Council will require the inclusion of a minimum of 25% of family-sized (i.e. minimum of 80 sq. m.) units. Dublin City Council will consider exceptions to the above standards where it can be shown that local circumstances require a different housing mix. In certain circumstances a mixture of dwelling types and sizes of houses, apartments and duplexes may 1 A design statement should outline: The policy background, identifying all relevant policies, development briefs, design guides, standards and regulations; The context including a site and area appraisal (illustrated with diagrams), summaries of relevant studies and reports of any relevant consultations; Feasibility factors including summaries of economic and market conditions (subject to the need for commercial confidentiality); The design and project management approach; The design principles which have been formulated in response to the policy background, the site and its settings and the purpose of the development, and an outline of how these will be reflected in the development layout, density, scale, landscape and visual appearance; A programme of meetings with the local authority and other bodies; A proposed programme of participation and consultation. The appropriate level of consultation will depend on the degree to which consultation has already been carried out in the preparation of any relevant development briefs or design guides and on statutory requirements. The level of detail will depend on the scale and sensitivity of the development. 126 DUBLIN CITY DEVELOPMENT PLAN

9 CAIGHDEÁIN FORBARTHA SUÍOMH GINEARÁLTA CAIBIDIL be needed to: Counter-balance a predominance of a particular type of accommodation and thus provide a more sustainable community Provide choice within the development Allow building densities to be increased Make use of awkwardly shaped parts of the site Create visual variety and interest In certain local circumstances Dublin City Council will require that residential developments, regardless of size, provide a layout and mix of unit types and size, which makes them more attractive for family living. Size of Residential Units A key element in assessing the quality of residential development relates to the size of individual units. The following table sets out the minimum floor area required for residential developments: Unit Type 1-bed 2-bed 3-bed Minimum Floor Area 45 sq.m. 65 sq.m. 80 sq.m. Internal Layout of Residential Units The minimum size of rooms required for new developments and conversions in all instances is set out below. Room Minimum Area Living area 11 sq.m. Kitchen area 5 sq.m. Dining Area 4 sq.m. Bathroom 4 sq.m. Bedroom (Double) 10.2 sq.m. Bedroom (Single) 6.5 sq.m. All rooms should be of a reasonable shape and proportion and have adequate space for normal living purposes. The shape and layout of rooms should maximise the amenity of residents. Indicative furniture layouts to scale should be shown on the plans. All living rooms, kitchens and bedrooms should be so located as to avoid facing towards nearby high boundary or gable walls. In the case of conversions, partition walls within and between residential units shall not cut across windows Where possible kitchens should be provided as separate rooms, however subject to acceptable layout, kitchen dining and living areas may be combined in open plan layout. All dwellings units shall have at least one bedroom which is a minimum of 10.2 sq. m. in floor area. Space should be provided for the segregation of waste. Layout of Apartment Developments Internal Design of Apartment Schemes Entrance halls and corridors in apartment complexes should be well designed with natural ventilation and lighting. The provision of double height spaces at entrance lobbies and dual aspect apartments will be encouraged. Long corridors will be discouraged. Ground floor apartments onto city streets will not be permitted in order to protect residential amenity, animate the street and encourage a mixed-use culture. On particularly noisy streets, apartments on the upper floors facing directly onto the street may be discouraged. In some cases apartments onto minor streets may be allowed at ground floor level, but a floor-to-ceiling height of 3.5m. to 4m. will be required to allow for subsequent conversion to non-residential use. Service ducts serving two or more apartments should as far as practicable be accessible from common circulation areas for maintenance purposes. Communal facilities (including open space, washing and drying areas, refuse storage and car parking) will be encouraged with adequate access for all. Daylight and Sunlight The Planning Authority considers that all buildings should receive adequate daylight and sunlight. Careful design of residential buildings, where the amount of incoming light is important, can ensure that sufficient sunlight can enter habitable rooms to provide comfort and also reduce the need for artificial lighting. The majority of apartments in a development must be dual aspect. Single aspect dwellings will only be acceptable where it is not possible to accommodate dual aspect dwellings. Where single aspect buildings are unavoidable, they should be designed to avoid exclusively northern orientation. If this is not possible some PLEAN FORBARTHA CHATHAIR BHAILE ÁTHA CLIATH

10 CHAPTER 15 GENERAL SITE - DEVELOPMENT STANDARDS compensation is appropriate, such as a view of landscaped areas and greater floor-to-ceiling heights (minimum of 2.8m). All habitable rooms must be naturally ventilated and lit, and living rooms and bedrooms shall not be lit solely by roof lights. Development shall be guided by the principles of Site Planning for Daylight and Sunlight: A Good Practice (British Research Establishment Report, 1991). Individual Storage Facilities All apartments shall be provided with a designated internal storage space, separate to the area containing the water tank and the hot water cylinder, and designed to permit ready access and use. The minimum space requirements for internal storage are as follows: Apartment type One bedroom Two bedroom Three bedroom Storage space required 2.0 m2 3.0 m2 4.0 m2 Externally accessible space should also be considered for storing play equipment and bicycles. Refuse Storage Refuse storage, recycling and composting areas for apartment development must be addressed at the design stage for all schemes and must comply with the standards set out in Appendix 11: Guidelines for Waste Storage Facilities. Separation Between Dwellings A distance of at least 1.5 metres shall be provided between dwellings for the full length of the flanks in all developments of detached, semi-detached and end-of-terrace houses. In general, this distance should be equally divided between dwellings so separated to allow for a usable side entrance. Where garages are provided at the side of semidetached dwellings and end-of-terrace houses, they may substitute for this requirement, provided they incorporate a direct through access from the front to the rear of the premises. Private Open Space for Residential Development With higher densities and greater variety in dwelling type, fewer new dwellings have access to rear gardens. However, it is still necessary to provide some private amenity space to allow for outdoor relaxation. In all new developments, including houses, duplexes and apartment blocks, residents must have access to private/semi-private open space, which is free from unnecessary observation. Houses Private open space for houses is usually provided by way of private gardens to the rear or side of the house. A standard of 15 sq. m. of open space per bedspace will normally be applied. There is currently no minimum length of rear garden but a 20m separation between opposing windows at first floor level and above will normally be required. This may be relaxed if it can be clearly demonstrated that the development is designed in such a way as to preserve the amenities and privacy of adjoining occupiers. In certain developments a combination of private and semi-private spaces may be provided, to include communal landscaped areas such as courtyards. Where on street parking is provided in lieu of front gardens a landscaped strip with a minimum depth of 2m will be required to the front of each house. Apartments/Duplexes In apartment developments private open space may be in the form of balconies, terraces, roof gardens or communal landscaped areas exclusive of surface car parking. Balconies or terraces shall be usable and be a minimum of 4 sq. m. in area and should be integrated or recessed into the main structure of the building with a view to providing shelter, privacy and where possible to avoid overlooking. No balcony or terrace from 1st floor up should overhang on the public footpath. The minimum private open space requirement for apartments shall be as follows: Location Inner City/ 5-8 Docklands/ Prime Urban Centres /Ballymun Suburbs Private Open Space sq. m. per bedspace (min) Mews Dwellings In the case of mews dwellings in the suburbs the standard of sq. m. per bedspace may be relaxed provided the dwelling has a rear garden with a minimum length of 7.5 metres for its entire width. 128 DUBLIN CITY DEVELOPMENT PLAN

11 CAIGHDEÁIN FORBARTHA SUÍOMH GINEARÁLTA CAIBIDIL Public Open Space for Residential Development and Other Development Public open space is open space which makes a contribution to the public domain and is accessible to the public for the purposes of active and passive recreation, including relaxation and children s play. Public open space also provides for visual breaks between and within residential areas and facilitates biodiversity and the maintenance of wildlife habitats. It is dispersed throughout the city according to a hierarchy which includes regional, district, neighbourhood, local and pocket parks. With increasing emphasis on higher density developments with communal open space, the distinction between public and private open space has become less clear. It is important that public open space in new residential developments is genuinely accessible to residents in the vicinity, particularly where a development is located on former institutional lands. These developments shall be designed in such a way as to be permeable, with gated developments being avoided. In new residential developments 10% of the site area shall be reserved as public open space. In the case of all developments on institutional lands the requirement for Z12 will be 20% accessible public open space, the requirement for Z15 will be 25% accessible public open space and/or community facilities. Public open space will normally be located on site, however, in some instances it may be more appropriate to seek a financial contribution towards its provision elsewhere in the vicinity. This would include cases where it is not feasible, due to site constraints or other factors, to locate the open space on site, or where it is considered that, having regard to existing provision in the vicinity, the needs of the population would be better served by the provision of a new park in the area (e.g. a neighbourhood park or pocket park) or the upgrading of an existing park. In these cases a financial contribution will be sought in lieu of part or all of the public open space requirement. Where sufficient public open space already exists in the vicinity, consideration will be given to the provision of indoor recreational facilities in lieu of the open space requirement. In all cases open space shall be of a high quality of design and layout, be located in such a manner as to ensure informal supervision by residents and be visually and functionally accessible to the maximum number of dwellings. Existing features, such as mature trees, shall be retained and enhanced by the open space provided A landscaping plan will be required for all developments. All open space, whether public or private, shall be shown together with details of hard and soft landscaping and the provision or retention of trees. Where a proposed development adjoins a river or canal bank a linear walkway along the bank, which is accessible to the general public, will be required in accordance with the Z9 zoning objective. Names of Residential Estates All new street and development names shall reflect local historical, heritage or cultural associations and the basic generic description (e.g. Court, Quay, Road etc.) must be appropriate. The Planning Authority will approve the naming of residential developments in order to avoid confusion in regard to similar names in other locations. Street signs must be bilingual, and all house numbers must be visible. Management Companies Residential estates are generally designed in accordance with development control standards, which are aimed at the longer term taking in charge and maintenance of the public roads, footpaths, services and open spaces, by Dublin City Council. In residential developments which are not proposed to be taken in charge by Dublin City Council, evidence will be required that management companies are to be set up at an early date and membership of such shall be compulsory for all purchasers in the development. Dublin City Council will work towards developing best practice standards for apartment management companies. Back-to-Back Dwellings In general back-to-back dwellings will not be permitted due to their single aspect and restricted access to private open space. Backland Development Dublin City Council will encourage the provision of comprehensive backland development where the opportunity exists. The development of individual backland sites can conflict with the established pattern and character of development in an area. By blocking access, it can constitute piecemeal development and inhibit the development of a larger backland area. Corner/Side Garden Sites The Planning Authority will take into consideration the following in assessing proposals for the development of corner/side garden sites. PLEAN FORBARTHA CHATHAIR BHAILE ÁTHA CLIATH

12 CHAPTER 15 GENERAL SITE - DEVELOPMENT STANDARDS Does it reflect the character of the street Integration and compatibility of design and scale with adjoining dwellings, paying attention to the established building line, proportion, heights, parapet levels and materials of adjoining buildings The maintenance of the front and side building lines where appropriate Impact on the residential amenities of adjoining sites Impact on the character of the streetscape The maintenance of open space standards and refuse storage for both existing and proposed dwellings The provision of a safe means of access to and egress from the site which does not result in the creation of a traffic hazard The provision of appropriate car parking facilities In general apartment blocks will not be considered for corner/side garden sites building through the use of similar finishes and windows. Applications for planning permission to extend dwellings will be granted provided that the proposed development: Has no adverse impact on the scale and character of the dwelling Has no unacceptable effect on the amenities enjoyed by the occupants of adjacent buildings in terms of privacy and access to daylight and sunlight Infill Housing In order to comply with Policy Res 3 on infill sites and to make the most sustainable use of land and existing urban infrastructure, the Planning Authority will permit the development of infill housing on appropriate sites. In general, infill housing should comply with all relevant Development Plan standards for residential development, however, in certain limited circumstances, the Planning Authority may relax the normal planning standards to allow development to take place. In all cases where permitted infill housing should: Subdivision of Dwellings Large areas of suburban residential development in the Dublin City Council area have retained a pattern of use as single family dwelling units. In many cases the conversion of such dwellings to two or more units could lead to deterioration in the amenities and change in the character of these areas and therefore will not generally be permitted. In other locations, however, principally those along main transport routes in the inner city suburbs and in the vicinity of district centres, the subdivision of large family sized dwellings may be permitted. Such subdivision may involve the subdivision of dwellings into individual distinct units on each floor. Where subdivision is being considered, factors such as the extent of open space within the site boundaries, landscaping schemes including the retention and planting of trees, the provision of onsite parking, the retention of existing railings and gates and screened refuse storage areas will be evaluated as part of the assessment Have regard to the existing character of the street by paying attention to the established building line, proportion, heights, parapet levels and materials of surrounding buildings Comply with the appropriate minimum habitable room sizes Have a safe means of access to and egress from the site which does not result in the creation of a traffic hazard Extensions and Alterations to Dwellings The design of residential extensions should have regard to the amenities of adjoining properties and in particular the need for light and privacy. In addition, the form of the existing building should be followed as closely as possible, and the development should integrate with the existing When subdivisions are allowed, they should be compatible with the architectural character of the building. An appropriate mix of accommodation in particular areas will be determined by Dublin City Council taking account of the mix of residential accommodation in an area. Dublin City Council may accept a parking provision of less than one space per dwelling unit. Ancillary Family Accommodation Ancillary family accommodation refers to a subdivision/extension of a single dwelling unit to accommodate a member of an immediate family for a temporary period (e.g. elderly parent). Dublin City Council will, in principle, favourably consider applications for such subdivision where satisfied that there is a valid case, it is not a separate detached 130 DUBLIN CITY DEVELOPMENT PLAN

13 CAIGHDEÁIN FORBARTHA SUÍOMH GINEARÁLTA CAIBIDIL dwelling unit, and direct access is provided to the rest of the house. There shall be no permanent subdivision of the garden. The accommodation shall revert back to being part of the original family house when no longer occupied by a member of the family. Home Based Economic Activity Home based economic activity is defined as small scale commercial activity carried out by residents of a house, being subordinate to the use of the house as a single dwelling unit and including working from home. The Planning Authority recognises that such working arrangements can benefit individuals, families and the local community in addition to contributing to more sustainable land use patterns by reducing the need for commuting. There is no objection to minor changes of use to allow for this provided the use remains ancillary to the main residential use, the applicant continues to reside in the house and the use has no adverse impact on the amenities of neighbouring dwellings. In determining applications for developments involving working from home, the Planning Authority will have regard to the following considerations: The nature and extent of the work The effects on the amenities of adjoining occupiers, particularly in relation to hours of work, noise and general disturbance Anticipated levels of traffic generated by the proposed development Arrangements for the storage of refuse and collection of waste There will be a presumption in favour of this type of use in residential areas. However, such use will not normally be permitted in apartments except in the case of own-door units accessed from street level. Permissions for change of use shall be limited in duration to the period of such use by the applicant in question. A temporary permission for three years will be granted to enable the Planning Authority to monitor the impact of the development on the area. Live Work Units A live work unit is a single unit or space within a building that is both a place to live and a place of business or commerce. It is distinct from a purely residential use. The development of live work units will be encouraged as they can lead to a more sustainable land use pattern in an area by providing for a mix of uses, ensuring a balance between day and night time activity and reducing commuting. They will be permitted in city centre and inner city mixed use zones in particular in Z5, Z6, Z10 and Z14 zones and within designated Prime Urban Centres and Framework Development Areas, subject to complying with appropriate development standards. The provision of live work units will be considered in other zones, assessed on their individual merits, in particular on sites which have a frontage onto main arterial or radial routes into the city. In considering applications for live work units, the Planning Authority will have regard to the following: Live work units in residential areas and residential blocks shall be located at ground floor or street level, unless a local plan or framework plan for an area has identified the street for retail use or complementary uses such as cafés, restaurants or bars. Live work units shall constitute part of the overall quantum of residential units in relation to Part V of the Planning and Development Acts, The residential component of a live work unit shall have a minimum floor area of 45 sq. m. as well as comply with development standards for residential units. The commercial component of each live work unit shall have a minimum floor area equivalent to or greater than the residential floor area of the live work unit. The two separate elements must be integrated and the commercial element should not be physically separated or divided from the residential element. The live work units shall be assessed as a single unit for the purpose of determining financial levies/contributions. The minimum internal floor to ceiling height of live work units shall be metres and the architectural design should be sufficiently open and transparent to allow the commercial use to illuminate and enliven the street. Separate provision shall be made for storage and refuse storage for the residential and commercial components of live work units. Ventilation ducting and other services shall be incorporated into the design and construction of buildings to allow for the use of ground floor units as live works units. PLEAN FORBARTHA CHATHAIR BHAILE ÁTHA CLIATH

14 CHAPTER 15 GENERAL SITE - DEVELOPMENT STANDARDS The design and construction of such units shall incorporate noise insulation measures to standards consistent with the need to minimise noise and protect residential amenities. The use of the commercial component of live work units shall be compatible with the protection of amenities of adjoining residential properties. Car parking requirements for each unit shall be assessed as the equivalent of one residential unit. Mews Dwellings Dublin City Council will actively encourage comprehensive schemes which provide a unified approach to the development of residential mews lanes and where consensus between all property owners has been agreed in advance. This design framework is the preferred alternative to individual development proposals. Where mews dwellings are proposed, the following standards will apply: a. Development will generally be confined to single family units of two storey height. In certain circumstances, three storey mews developments incorporating apartments will be acceptable. This provision shall only apply where the proposed mews building is subordinate in height and scale to the main building, where there is sufficient depth between the main building and the proposed mews building to ensure privacy, where an acceptable level of open space is provided, where the laneway is suitable for the resulting traffic conditions, where existing plot widths are maintained and where the apartment units are of sufficient qualitative size to provide for a high quality residential environment. In such cases, the provision of no more than one off street parking space within the curtilage of the mews building will be encouraged. This is in line with national policy to promote increased residential densities in proximity to the city centre and with the policies of the Development Plan to protect mews lanes suitable for residential development from competing uses. b. Mews buildings may be permitted in the form of terraces, but flat blocks are not generally considered suitable in mews laneway locations. c. New buildings should complement the character of both the mews lane and main building with regard to scale, massing, height, building depth, roof treatment and materials. The design of such proposals should represent an innovative architectural response to the site and should be informed by established building lines and plot width. Depending on the context of the location, mews buildings may be required to incorporate gable-ended pitched roofs. d. The amalgamation or subdivision of plots on mews lanes will generally not be encouraged. In exceptional circumstances, where the amalgamation of plots is acceptable, the established grain should be reflected in the development through creative design and detailing. e. Accommodation will only be allowed in the roof space of a two storey mews if the pitch and eaves height of the mews dwelling is in accordance with the established pattern on the laneway. This provision shall not apply where three storey mews developments are proposed. Dormer windows, front or rear, will not be permitted, and balconies will be considered on their merits. f. Existing stone/brick coach houses located on mews laneways are of national and international importance. Dublin City Council recognises the increasing rarity of these buildings and the need to retain and conserve all of the surviving examples, particularly in relation to their form, profile and building line as well as any original features remaining. Proposals to demolish such buildings on economic grounds will generally not be accepted. g. All mews lanes will be considered to be shared surfaces, and footpaths need not necessarily be provided. h. Mews lanes, which do not already have existing setbacks, may be redeveloped with mews dwellings directly on the existing road boundary, provided that an integrated garage space is provided in the mews dwelling. In these cases, a condition will be attached to any permission deexempting the conversion of the garage for use as part of the dwelling house. i. In mews lanes, where there is already substantial mews development subject to setback restrictions, such setbacks for new mews dwellings will continue in force to avoid a sawtooth effect. 132 DUBLIN CITY DEVELOPMENT PLAN

15 CAIGHDEÁIN FORBARTHA SUÍOMH GINEARÁLTA CAIBIDIL 15 j. All parking provision in mews lanes will be in off street garages, forecourts or courtyards. At least one off street car space must be provided for each mews building, subject to conservation criteria. k. New mews development should not inhibit vehicular access to car parking space at the rear for the benefit of the main frontage premises, where this space exists at present. This provision will not apply where the objective to eliminate existing unauthorised and excessive off street car parking is being sought. l. In order to maintain the existing character or improve the residential amenity of the mews, the Planning Authority may require the erection of a boundary wall that reflects the height, materials and finish of existing walls and buildings. The Planning Authority will require the provision of windows and doors made from renewable materials. m.private open space shall be provided to the rear of the mews building and shall be landscaped so as to provide for a qualitative residential environment. The depth of this open space for the full width of the site will not generally be less than 7.5 metres and shall not be obstructed by off street parking. Where the provision of private open space at the rear of the mews development to the above standard is impractical, the Planning Authority may allow some reduction of the above standard of private open space subject to the provision of high quality landscaped space. n. If the main house is in multiple occupancy, the amount of private open space remaining after the subdivision of the garden for a mews development shall meet both the private open space requirements for multiple dwellings and for mews development. o. The distance between the opposing windows of mews dwellings and of the main houses shall be a minimum of 22 metres. In exceptional circumstances, this requirement may be relaxed due to site constraints. In such cases, innovative and high quality design will be required to ensure privacy and prevent overlooking between the main building and mews building, to provide for a quality residential environment and to provide an adequate setting, including amenity space, for both the main building and the mews dwelling. p. Potential mews laneways must have a minimum carriageway of 4.8 metres in width (5.5 metres where no verges or footpaths are provided). All parking is to be provided within the curtilage of the mews dwelling sites and not on the laneway Conservation Works to Protected Structures Works, both to the exterior and interior, which materially affect the character of a protected structure or any element of the structure which contributes to its special interest, require planning permission. What might be regarded normally as minor alterations to buildings may not necessarily be regarded as such in the case of protected structures. Such works can include: Window replacement and fenestration changes Wholesale plastering/pointing/painting, painting or rendering of previously unpainted and/or unrendered elements or painting which is inappropriate to the context of the protected structure and its surroundings Modifications to brick and stonework and inappropriate modifications to historic gutters and downpipes The removal/alteration of external and internal architectural detailing including interior joinery and decorative plasterwork Inappropriate interior works including the removal of walls, the creation of openings and partitioning of rooms Works to roofs and railings involving the removal of original materials and replacement with inappropriate materials In considering applications for alterations and/or additions to a protected structure, the Planning Authority shall have regard to: The protected status of the structure and the need to protect its special character and to ensure its continued structural stability The various elements of the structure which gives the protected structure its special character and how these would be impacted on by the proposed development The extent of intervention and alterations which is proposed and which has already taken place excluding any unauthorised development PLEAN FORBARTHA CHATHAIR BHAILE ÁTHA CLIATH

16 CHAPTER 15 GENERAL SITE - DEVELOPMENT STANDARDS In the case of a proposal to materially change the use of a protected structure, the suitability of such use having regard to its potential impact on the structure including works necessary to comply with Fire and Building Regulations which the proposed use change would give rise to: o The reversibility of the proposed alterations o In the case of buildings within the curtilage of a protected structure whether such buildings are of heritage value or not The inappropriate subdivision and loss of the original proportions of well designed interiors or the creation of new openings where these would affect the special character of the building will not be permitted. Similarly, the interconnection of protected structures will be discouraged to protect the special character and fabric of such buildings. Windows made from aluminium, upvc or similar material will not be acceptable in protected structures. In twentieth century buildings, the original metal windows shall be retained. Security cameras on protected structures will generally not be encouraged. Where applications for such devices are proposed in exceptional circumstances, every effort should be made to conceal the device and to employ best available technology, including the smallest scale of device available, to ensure that the device would not be obtrusive and would not detract from the integrity of the protected structure. No advertising material other than brass or stone name-plate type signs will be permitted on protected structures, though other materials such as steel may be permitted in certain circumstances provided that the design of the sign would not detract from the integrity of the structure. The wall fixings should be secured through mortar joints and should be reversible. Planning permission is required for the erection of a satellite dish signal receiving antenna (satellite dish) on protected structures. A detailed conservation method statement shall accompany planning applications for works to protected structures. This report shall: Outline the significance of the building Include a detailed survey of the building, including a photographic survey Detail the proposed works it is intended to carry out Contain a full assessment on the materials and method proposed to carry out these works, their impact on the character of the building/ feature and the reversibility of the proposed works The detail required to be submitted will be dependent on the significance of the building and the nature and extent of works proposed. All works to protected structures shall be carried out in accordance with best conservation practice. Uses and Protected Structures Uses should be compatible with the overall objective to protect the special interest and character of protected structures and should cause minimum interference with the floor plan and minimum intervention to comply with Fire and Building Regulations. Where proposals relate to redundant buildings, including former financial buildings and places of worship, uses which are compatible with the original use and which facilitate public access to the primary spaces of these buildings will be encouraged. Development within the Curtilage and Setting of Protected Structures In considering applications for development within the curtilage of a protected structure, the Planning Authority shall have regard to the following: The protected status of the structure and the need to protect its special character The various elements of the structure which gives the protected structure its special character and how these would be impacted on by the proposed development Proximity of any new development to the main protected structure and any other buildings of heritage value The design of the new development, which should relate to and complement the special character of the protected structure An insistence on quality design will be a foremost consideration when assessing proposals for development within the curtilage of protected structures, with particular emphasis on siting, building lines, proportions, scale, massing, height, roof treatment and materials. This does not preclude innovative contemporary buildings which can contribute to the richness of the historical context. Materials shall be appropriate to the locality and sympathetic to the existing buildings. 134 DUBLIN CITY DEVELOPMENT PLAN

17 CAIGHDEÁIN FORBARTHA SUÍOMH GINEARÁLTA CAIBIDIL Development proposals should include an appraisal of the wider context of the site or structure. This appraisal should examine the visual impact and design of the proposal and should address issues including the grain of historic settings, sensitivity to scale and context, views and the design of innovative quality architecture which would complement the setting of the protected structure. The Planning Authority will seek to retain the traditional proportionate relationship in scale between buildings, their returns, gardens and mews structures, and shall also seek to retain gardens and mature trees (those in good condition) which contribute to the character of a protected structure, as soft landscape. Retention and Re-use of Older Buildings of Significance which are not Protected The re-use of older buildings of significance is a central element in the conservation of the built heritage of the city and important to the achievement of sustainability. In assessing applications to demolish older buildings which are not protected, the Planning Authority will actively seek the retention and re-use of buildings/structures of historic, architectural, cultural, artistic and/or local interest or buildings which make a positive contribution to the character and identity of streetscapes and the sustainable development of the city. The heritage value of older buildings of significance may not always be obvious and some buildings may require a heritage assessment, particularly where these buildings may contain concealed features of importance. The Planning Authority may consequently require the submission of a detailed architectural heritage assessment for such buildings, particularly buildings predating 1900, to enable a full assessment of the building's architectural, cultural, artistic or historic merit. Where the Planning Authority accepts the principle of demolition, a detailed inventory of the building may be required for record purposes. Development in Conservation Areas All new buildings should complement and enhance the character and setting of conservation areas. In considering proposals for development in conservation areas, it is policy to have particular regard to: The effect of the proposed development on buildings and the surrounding environment, both natural and man-made The impact of development on the immediate streetscape in terms of compatibility of design, scale, height, plot width, roof treatment, materials, landscaping, mix and intensity of use proposed Development within conservation areas should be so designed so as not to constitute a visually obtrusive or dominant form of development. New alterations and extensions should complement existing buildings/structures in terms of design, external finishes, colour, texture, windows/doors /roof/chimney/design and other details. The Planning Authority discourages the use of upvc or aluminium in windows, fascias and doors in historic buildings that are not protected. Proposals for the application of cement render to the external brick fabric of older buildings will not be encouraged in conservation areas. In assessing development proposals, the Planning Authority will seek the retention of mature trees (those in good condition) which contribute to the character of conservation areas where appropriate. In conservation areas, no advertising material other than brass or stone name-plate type signs will be permitted. On commercial properties leading into such areas, advertising will be severely restricted, and shall only relate to the service provided in the premises. In dealing with all advertising in conservation areas, the overriding consideration will be the enhancement and protection of the essential visual qualities of the area. Where applications for security cameras are proposed, every effort should be made to conceal the device and to employ best available technology, including the smallest scale of device available, to ensure that the device would not be obtrusive and would not detract from the integrity of the conservation area. In conservation areas, the development of housing between the main house and the mews building, particularly on corner sites, has had a detrimental effect on the visual and residential amenities of these areas. Hence, backland development will not be permitted in conservation areas where the development proposed would introduce a third line of buildings between the main building and its associated mews. Parking in the Curtilage of Protected Structures and in Conservation Areas Poorly designed off street parking in the front gardens of protected structures and in conservation areas can have an adverse affect on the special interest and character of these sensitive buildings PLEAN FORBARTHA CHATHAIR BHAILE ÁTHA CLIATH

18 CHAPTER 15 GENERAL SITE - DEVELOPMENT STANDARDS and areas. For this reason, proposals for off street parking in the front gardens of protected structures and within conservation areas will not normally be considered where inappropriate site conditions exist, particularly in the case of smaller gardens where the scale of intervention is more significant. However, where site conditions exist which facilitate parking provision without significant loss of visual amenity and historic fabric, proposals for limited off street parking in the front gardens of protected structures and in conservation areas will be considered where the following criteria can be met: Every reasonable effort is made to protect the integrity of the protected structure and/or conservation area No more than one private car parking space is provided within the curtilage of the building The building is an owner occupied residential building There is sufficient depth available in the garden to accommodate a private parked car Access to and egress from the proposed parking space will not give rise to a traffic hazard The proposal complies with the design criteria set out in Appendix 18 Special regard will be had to circumstances where on street parking facilities are restricted as a consequence of the introduction of bus priority measures or other traffic management changes. In such situations, every reasonable effort will be made to facilitate proposals for off street parking in the front gardens of protected structures and in conservation areas subject to the above criteria being met. Proposals for off street parking in the front gardens of protected structures and within conservation areas will not be permitted in the following circumstances: Where satisfactory vehicular access to the rear garden exists or can be easily provided and where sufficient rear garden area is available to meet both the parking and open space requirements of the building Where there is insufficient area to accommodate a parked car in the front garden or where the proposal relates to vehicles other than a private car (e.g. caravan/boat) Where proposals would result in the removal of the entire front boundary of the property Where the development would involve the subdivision of original historic communal front areas (shared by two houses or more) into separate driveways and where this would detract seriously from the unique architectural relationship and composition of the buildings and street Where off street parking is proposed in terraces or streets that are characterised largely by pedestrian entrances with few vehicular access openings, such proposals will be examined on their own merits and will be subject to the criteria outlined above. Where terraces/streets are characterised by railings of unique significance, which are of a type not found largely throughout the city, the Planning Authority may seek to retain such railings. Similarly, proposals to provide more than one private car within the curtilage of an owner occupied residential building will only be considered in exceptional circumstances where the integrity of the building or area is protected and retained. Non-residential and Commuter Off Street Parking in the Curtilage of Protected Structures and in Conservation Areas In parts of the city centre, the large scale provision of commercial and commuter off street car parking in the curtilage of protected structures and conservation areas significantly detracts from the special interest and visual character of protected structures and sensitive areas. In many cases, planning permission has not been granted for such off street parking or the associated hard surfacing of the former rear garden area. In assessing development schemes where off street parking is proposed, or where such parking exists and is proposed to be retained as part of the overall scheme, its impact on the integrity, setting, character and amenities of the protected structure and/or conservation area will be critically assessed. In all cases, the objective to eliminate unauthorised and excessive off street car parking will be sought. This objective is consistent with the policies of Dublin City Council to protect the special interest and character of protected structures and conservation areas. Development on Archaeological Sites and in Zones of Archaeological Interest When considering planning applications in the Zone of Archaeological Interest and on sites of known archaeological interest, the Planning Authority will have regard to the view and recommendation of the National Monuments Service and other interested 136 DUBLIN CITY DEVELOPMENT PLAN

19 CAIGHDEÁIN FORBARTHA SUÍOMH GINEARÁLTA CAIBIDIL bodies, such as the Heritage Council, before arriving at a decision. In order that the Planning Authority's policy on archaeology is implemented, the following will be necessary prior to lodgement of a planning application: The applicant shall consult with the City Archaeologist In certain cases, it may be necessary for the applicant to employ, at his/her own expense, a qualified archaeologist to carry out site investigation works The merits and demerits of foundation type (piled, raft, etc.) shall be assessed, having regard to the potential of such foundation to avoid undue damage to archaeological strata. When planning permission for development involving sub-surface excavation is being granted, attention will be drawn to the legal obligation to report the discovery of archaeological finds to the National Museum of Ireland. All new basement development within medieval centres shall be discouraged where it is deemed undue damage to archaeological deposits will occur. Redevelopment in the medieval city shall have regard to the following: Retention of the medieval street pattern The plot width The use of appropriate materials The medieval character and existing height of buildings in the area Vistas of the existing medieval monuments or other historical monuments The existing paving and street furniture of an area Bed and Breakfast, Guest House, Hotel, Hostel Planning permission is required for the conversion of more than four bedrooms in a dwelling house into a bed and breakfast establishment, in accordance with Article 10(4) of the Planning and Development Regulations, In determining planning applications for change of use to bed and breakfast, guest house, hotel or hostel in residential areas, the Planning Authority will have regard to the following: Size and nature of facility The effect on the amenity of neighbouring residents The standard of accommodation for the intended occupiers of the premises The availability of adequate, safe and convenient arrangements for car parking and servicing The type of advertising proposed The effect on protected structures and/or conservation areas The number of existing such facilities in the area Medical and Related Consultants Currently premises for general practice and medical related consultants include a wide variety of building types ranging from adaptations of domestic premises for single-handed practitioners to purposebuilt premises for large group practices. In line with the Health Board s policy on primary care, Dublin City Council will support the provision of health care consultants in district and neighbourhood centres. In assessing proposals for conversions in residential areas Dublin City Council will normally permit conversion of part of a dwelling to a medical or related consultancy provided the dwelling remains as the main residence of the practitioner and where a local need has been demonstrated. Dublin City Council will also take into account: Amenity and privacy of adjacent occupiers Adequate off street parking facilities A permission for a change of use of a dwelling house to a medical or related consultancy will be regarded as limited in duration to the period of such use by the applicant. In this regard, a dwelling house does not include any part of a dwelling unit within a block of apartments. Community Facilities The activities and services operating from community sites and buildings are a valuable resource in helping to meet a wide range of needs within the population. Taken together they form a social infrastructure for the city s population, providing a conduit for the delivery of essential services and a focus for local neighbourhoods and communities. PLEAN FORBARTHA CHATHAIR BHAILE ÁTHA CLIATH

20 CHAPTER 15 GENERAL SITE - DEVELOPMENT STANDARDS Applications for community facilities in residential areas will be treated sympathetically, but having regard to a number of factors: Overall need in terms of necessity, deficiency, and opportunities to share/enhance existing facilities. Where new facilities are provided they should be designed in such a way as to allow for multi-functional use. Community facilities must be located so that they are conveniently accessible by both residents and others who may have reason to use the facility. They should be well integrated with pedestrian and cycle routes and where they serve a wider community, located on or close to a quality public transport route. Community facilities must be accessible to all members of society, including those with disabilities. Facilities must conform with the requirements of appropriate legislative guidelines, for example, childcare and education facilities. Children s Play Space In deciding on the location of appropriate play areas, regard should be had to the needs of different age groups. Play spaces for small children should be provided close to residential dwellings, e.g. within one minute walk of each front door, and should be overlooked from the dwellings. All apartment blocks (except bed-sits and those for the elderly or students) must provide suitable play space for children. Where playgrounds appropriate for older children are not already available in reasonable proximity to the scheme, consideration should be given to providing such facilities. Playgrounds should be located so that nuisance is minimised but should be overlooked informally from dwellings or frequented roads or footpaths. Care Facilities In accordance with the Planning and Development Regulations, 2001, applications for change of use from residential to a care facility for more than six persons with an intellectual or physical disability or mental illness will require planning permission and will be dealt with in accordance with normal development control criteria for community facilities in a residential area, as referred to above. Childcare Facilities The provision of childcare facilities is subject to the Childcare Act and the Childcare (Pre-School Services) Regulations 1996, and Childcare (Pre- School) (Amendment) Regulations The Planning Authority recognises the need for properly run and conveniently located childcare facilities throughout the city and will implement the Planning Guidelines on Childcare Facilities, The Planning Authority will also have regard to the Guidelines for Best Practise in the Design of Childcare Facilities. Childcare facilities will be encouraged in new and existing residential areas, industrial estates/ employment areas, city centre, prime urban, district and neighbourhood centres, shopping centres, and educational establishments. Appendix 3 provides guidance on the quality and location of childcare facilities in these areas. In general, the factors to be considered in determining an application for a childcare facility are as follows: Compliance with the Childcare (Pre-School Services) Regulations, 1996, and the Childcare (Pre-School) (Amendment) Regulations 1997 The suitability of the site and building The size and nature of the facility proposed (i.e. sessional or full-day care) The effect on the amenities of neighbouring residents The availability of safe and convenient arrangements for dropping off and collection of children and for staff car parking The adequacy of the local traffic circulation system and the availability of easy access to public transport The adequacy of outdoor play areas and details of management of same Ease of access for all Numbers of such facilities in the area Intended hours of operation Adaptability of building for other uses The use of temporary permissions for childcare premises will be avoided where possible. The circumstances in which a temporary permission is granted will be exceptional and will normally be such that, in the absence of the probation period afforded by a temporary permission, the Planning Authority would have issued a refusal. If a temporary permission is granted, the permission will be for a period of not less than 5 years. 138 DUBLIN CITY DEVELOPMENT PLAN