chapter 15 general site - development standards

CHAPTER 15

GENERAL SITE - DEVELOPMENT STANDARDSCAIGHDEÁIN FORBARTHA – SUÍOMH GINEARÁLTA

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CHAPTER 15 GENERAL SITE - DEVELOPMENT STANDARDS

DUBLIN CITY DEVELOPMENT PLAN 2005-2011

15.0.0 Introduction The creation of attractive environments with agenuine sense of place is a prerequisite to achievingsustainability. The quality of where we live, work andvisit depends not just on the design of buildings, buton their layout and landscaping, the arrangementsmade for access, and in particular, how they relateto their surroundings.

The overall objective is to create a dynamic, mixeduse, visually attractive, world-class city able to competewith other cities on a global basis, with the greatestpossible opportunities for all high quality living, workingand relaxing environments, making the optimum useof scarce urban land on a sustainable basis andenhancing the particular character of Dublin whilerecognising that change is essential and desirable.

Development proposals will be assessed in terms ofhow they contribute to the achievement of theobjectives above, and having regard to variousqualitative and quantitative standards. Of foremostimportance will be the encouragement ofdevelopment of the highest possible architecturaland urban quality.

Each planning application will be considered on itsown merits. The standards within this chapter aredesigned as a guide to the public in making anacceptable application. In certain circumstances thePlanning Authority may tighten or relax thestandards. Dublin City Council will permit adeparture from these standards only where it isclearly justified by the circumstances of a particularcase. No such departure can be regarded asforming a precedent affecting the consideration ofother 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 standardsincluding density, plot ratio, site coverage, height,access and road standards.

Section 3: Development Control StandardsThis section sets out standards that must be appliedwith regard to different forms of development,

including residential standards, development inconservation areas and a range of otherdevelopment types.

Section 1: Qualitative Standards

Design, Layout and Mix of Uses of New Buildings As set out in Chapter 2, it is the philosophy ofDublin City Council to develop a planning approachthat values urbanism and the creation of vibrant andattractive urban places. Legibility, connectiveness,identity, diversity and quality in the public domainare key objectives underpinning this approach andwill be sought in all planning applications. Therelationship between the public domain, thebuildings and their use will be of paramount importance.

DesignDublin City Council will ensure that all newdevelopments contribute positively to theenhancement of the urban qualities of the city. Ahigh standard of design is considered essential tothis process, as well as the fostering of long termsocially and economically viable communities.Creating a distinctive sense of place taking intoaccount site history and setting is important.

The analysis of any proposal will assess the visualcharacteristics of the building form(s) and relatedelements, such as: aspect and orientation;proportion; the balance of solid to void; the shapesand details of roofs, chimneys, windows and doorsand the materials used. Details of walls, gates, streetfurniture, planting and paving will also be noted.

Buildings in Dublin have a certain simplicity andconsistency in both their design and materials. Highquality building materials, which are in harmony withthe essential character of the city, will be pursued.

To achieve the quality of design expected, developerswill be expected to employ experienced designteams, which may include planners, architects,landscape architects, urban designers, transportplanners and road engineers. Conservationspecialists will be needed where protected flora andfauna, archaeological sites and monuments, listedbuildings or conservation areas are involved, andarboriculturists where existing trees and majorshrubs need to be retained and maintenance plansfor planted areas have to be prepared.In certain circumstances models of a scheme will berequired to an appropriate scale. All photomontages

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submitted with planning applications or with anEnvironmental Impact Statement must includedetails of the type of camera and the lens used tocreate the image.

LayoutLayouts of buildings and spaces must be designedto ensure that areas are permeable, legible andsafe. Legibility relates to the ease with which theobserver can read the relationship between thestructures, the landscape and the spaces betweenthem, as well as the objects within those spaces.Main routes should be distinguished by exploitingvistas, key buildings and landmarks with theactivities and functions of the places made visible,thus bringing a sense of liveliness to spaces.Landmark features can be used to give treatment tomain entrances to a development, help treat openspaces and perimeter edges.

The design of buildings and the spaces aroundthem can affect the sense of safety and security ofpeople using them as well as the incidence of crime.Well-designed spaces can minimise the fear andincidence of crime, vandalism, graffiti and dumpingof rubbish and prevent the deterioration of theenvironment.

New developments and refurbishments must bedesigned to promote safety and security both for itsresidents and for the general public using the streetand minimise misuse of the environment. Designguidelines for the design of safe developments areset out in Appendix 14.

Mix of Uses in New BuildingsIn commercial development in the city centre, PrimeUrban Centres and neighbourhood centres, anappropriate mix of retail, residential, entertainment,cultural and employment generating uses willnormally be required.

Landscaping Good quality landscaping schemes are important forthe city. To ensure that landscaped areas areattractive, safe and well maintained, their design andmaintenance plans will be regarded as an integralpart of all new development applications.

Landscape schemes will be required to be of a highstandard and must be in accordance with DublinCity Council standards for road and footpath layout.If landscaping cannot be provided as part of adevelopment, then financial contributions shall berequired to improve the landscape in the locality.

Hard LandscapingHard landscape design, including paving, enclosureand street furniture, is an important element indefining the character of the spaces betweenbuildings and public open spaces.

Hard landscaping works can help to:

• Provide a visual link to the surroundings

• Define and enclose space, and delineate publicfrom private space

• Provide security to private areas

• Distinguish between pedestrian, cycle and vehiclemovement

• Provide suitable play space for children (this doesnot apply to bed-sits, accommodation for theelderly or for students)

Materials must be appropriate, durable and of agood quality. Careful consideration must be given tothe design of hard surfaces such as streets,squares, open spaces, paved areas, footpaths anddriveways. The textures and colours of the materialschosen must be sympathetic to the locality and bean integral part of the design.

Walls, fences, metal railings and gates used todefine spaces and their usage have a major impacton the visual character of the development. Theseshould be carefully selected with localdistinctiveness in mind and will need to be anintegral part of the overall design concept.

The siting of street furniture should not provide undueobstacles for disabled persons, (see Policy T10).

The integration of art into the public domain cancontribute positively to the urban form creating localdistinctiveness and enhancing a public space. Majordevelopment schemes will be expected tocontribute to public art in the locality.

Following underground works, it is an objective ofDublin City Council to ensure the reinstatement ofmaterials or the replacement with materials of similarstyle and quality.

Soft LandscapingAll developments must respect the environment inwhich there are situated, and every effort should bemade to retain existing trees and vegetation wherepossible. Where a site contains trees a full treesurvey and protection measures must be includedas part of the application. In schemes where

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basement structures preclude planting into theground, adequate tree pits and planters shall beprovided for amenity courtyard planting.

Where appropriate, landscaping schemes shouldprovide a hierarchy of different types of plantingthroughout 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 contributingto the overall distinctiveness and character of theplace being created. Care will be needed to selectappropriate species and Dublin City Council willencourage the planting of native species.Inappropriate choice can severely detract from thelandscape and visual character of an area, forinstance, the extensive use of ornamental conifersas boundary features are neither ecologically norvisually acceptable.

All planting shall be carried out in the first plantingand seeding seasons following occupation of thebuilding 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 thedevelopment, die, are removed or become seriouslydamaged or diseased shall be replaced the nextplanting season with others of similar size andspecies, unless the Planning Authority gives writtenconsent to any variation.

Section 2: Quantitative Standards

Density Density is a measure of the relationship betweenbuildings and their surrounding space.

Dublin is in general a low density city with an overalldensity figure of approximately 42 persons perhectare, compared to European equivalents such asCopenhagen at 54.0/ha and Lyon at 91.3/ha.(Managing Intensification and Change: A Strategyfor Dublin Building Height, DEGW, 2000). The lowdensities within the city can be largely attributed tothe development of the suburbs in the 1950s and1960s at net densities of between 15 to 20dwellings per hectare (6-8 per acre) in detached orsemi-detached form. Such low densities are today

unable to provide the critical mass of populationneeded to sustain key services and quality publictransport, and thus encourage a reliance on privatecar travel. This is unacceptable in terms ofsustainability and Ireland’s commitments under theRio Declaration of 1992 and the Kyoto Protocol,which requires Ireland to limit growth in greenhousegas emissions. This low suburban density is beingfurther compounded by falling household sizes,which, if left unchecked, will lead to a loss of criticalmass of population and a reduction in the potentialto sustain local services.

The standards set out in this Plan will promote thedevelopment of higher densities and the consolidationof the urban form of the city. Achieving a high qualitydesign and layout will be paramount in theacceptability of planning applications for highdensity schemes.

High densities will be promoted throughout the cityarea, and in particular will be sought within awalking catchment of public transport infrastructure(approximately 500m from a QBC route and 800mfrom a rail terminal); major centres of employment;Prime Urban Centres, neighbourhood centres andareas in need of regeneration.

Ideally, density should achieve optimum use ofurban land appropriate to its location and context.Appropriate density levels are determined both bythe design of the development and the use of thebuilding and by the character and scale of thereceiving environment. This is a result of the differentrequirements for sunlight/daylight, access andprivacy for commercial and residential space.

To provide some guidance to developers thefollowing indicative densities are suggested:

• Outer City: densities in excess of 50 dwellingsper ha. (20 per acre) will be encouraged subjectto appropriate qualitative safeguards. In addition,schemes adjoining public transport routes, or inPrime Urban District or Neighbourhood Centres,or in Framework Development Areas, higherdensities will be required.

• In city centre locations higher densities will beallowed. Recent examples include CustomHouse Docks (72 units per acre), Herbert ParkApartments (99 units per acre), Charlotte Quay(157 units per acre) and Wolfe Tone Close (80units per acre). These developments demonstratethat high density apartment schemes can beachieved without either loss of residential amenityor environmental quality.

In both the inner and outer city, the final density willin all cases be dependent on the scheme designand location. In cases such as schemes adjoiningprotected structures or in conservation areas, lowerdensities may be appropriate in order to preservespecial characteristics of the area.

Where increases in density are desirable theseshould be sought by introducing variety in built forminto the layout. This could include the use ofterraced houses, apartments and duplexes.

Plot Ratio Plot ratio is a tool to help control the bulk and massof buildings. It expresses the amount of floor spacein relation (proportionally) to the site area, and isdetermined as follows:

plot ratio = gross floor area of the building(s)1

_____________________________________________site area2

Plot ratio will apply to both new buildings andextensions to existing buildings.Indicative standards of plot ratio for certain zones ofthe city are set out below. _____________________________________________Indicative Plot Ratio Standards

Zoning Objective Indicative Plot Ratio

Zone 4 2.0Zone 10 2.0 - 2.5Zone 5 2.5 - 3.0Zone 8 1.5Zone 14 2.5 - 3.0

In certain circumstances, higher plot ratios may bepermitted:

• Adjoining major public transport termini andcorridors, where an appropriate mix of residentialand commercial uses is proposed

• To facilitate comprehensive redevelopment inareas in need of urban renewal

• To maintain existing streetscape profiles

• Where a site already has the benefit of a higherplot ratio

Plot ratios can determine the maximum buildingfloor space area or volume on a given site, but ontheir own cannot determine built form. The samearea or volume can be distributed on a site indifferent ways to generate very differentenvironments.

Consequently plot ratio standards need to be usedin conjunction with other development controlstandards including:

• Site coverage

• Building height

• Public and private open space

• The standards applied to residential roads, andparking provision

Site Coverage Site coverage is a control for the purpose ofpreventing the adverse effects of over development,thereby safeguarding sunlight and daylight within oradjoining a proposed layout of buildings.

Site coverage is the percentage of the site coveredby building structures, excluding the public roadsand footpaths.

Site coverage is a tool particularly relevant in urbanlocations where open space and car parkingstandards may be relaxed. The plan sets outrecommended standards for the city centre, districtcentres and the Georgian core. These standards areintended to be indicative only. The specialconsiderations, which apply to plot ratio, will alsoapply 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 incontext is relative and relates not only to theprevailing or dominant heights but also to the grainand its consistency or diversity within an existingcharacter area.” (Managing Intensification andChange: A Strategy for Dublin Building Height,DEGW, 2000).

Dublin has many different character areas reflectinghistories, communities and various opportunities forchange. Different character areas will requiredifferent approaches to the issue of building heights.There is a recognised need to protect conservationareas and the architectural character of existingbuildings, streets and spaces of artistic, civic orhistoric importance. In particular, any new proposal



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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 groundlevel. 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.

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must be sensitive to the historic city centre, the riverLiffey and quays, Trinity College, Dublin Castle, thehistoric squares and the canals.

Dublin City Council also recognises the growth ofDublin as a significant world financial/commercialcentre and it is Dublin City Council policy to allowfor the development of high buildings in appropriatelocations in order to promote investment, vitality andidentity.

A study commissioned by Dublin City Council toexamine the issue of Dublin’s building height(Managing Intensification and Change: A Strategyfor Dublin Building Height, DEGW, 2000) identifiedcharacter areas and locations within the city thatwould allow for large-scale growth and innovation inbuilding form. The potential siting of higher buildingor high intensity clusters within the city will beplanned using the principles and criteria enunciatedin the study.

It is the policy of Dublin City Council to continue toprotect the skyline of the inner city while having dueregard to the criteria regarding building heights setout in the above DEGW study.

The Irish Aviation Authority must be notified in allcases where a proposed development exceeds45m in height.

Special Standards applying to medium andhigh rise buildings:

The following considerations will be taken intoaccount in considering proposals for high buildings:

• The need to create a positive urban design

• The need to suitably incorporate the building intothe urban grain

• The need to create positive urban spaces

• In view of the inevitable prominence of a highbuilding it should be of outstanding architecturalquality, creating a building which is elegant,contemporary, stylish, and, in terms of form andprofile, makes a positive contribution to theexisting 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, itsimmediate surroundings, both existing andproposed, and especially to any other high

buildings and prominent features in the vicinityand to existing open space

• The site must be of appropriate size and contextto allow for a well designed setting of lowerbuildings and/or landscaped open space

• The design of high buildings should seek tominimise overshadowing and overlooking ofsurrounding property and should not createadverse micro-climatic effects (such as down-draft)

• The building should consider importanttelecommunication channels and not interferewith air navigation

When submitting plans for high rise buildings thedeveloper will be required to submit a visual impactanalysis 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 thePlanning Authority will encourage architecturaldesign competitions.

Access For All Dublin City Council is a signatory to the Declarationof “Cities and the Disabled” and recognises theneed for equality of access for everybody to allaspects of the built and external environment as anessential prerequisite of equal opportunities and thedevelopment of an inclusive society.

Dublin City Council will have regard to the NationalDisability Authority’s guidelines on access and willseek to encourage the implementation of bestpractice standards with regard to access. Appendix15 sets out guidelines on appropriate accessarrangements.

Part M of the Building Regulations (S.I. No. 179 of2000) sets out standards to ensure that buildingsare accessible and usable by everyone, includingthe aged, people with disabilities and people withchildren. The Technical Guidance Document inrelation to Part M provides guidance on the accessrequirements for public buildings and for residentialdwellings.

In assessing applications, which relate to protectedstructures regard shall be had to the protectedstatus of the structure and the need to protect thespecial character. Appendix 18 provides guidanceon this issue.

Roads and Services The design standards required for carriageway,gradients, footpaths, junctions, road drainage, culs-de-sac, sight lines, boundary walls, vehicle access,service roads, bus lay-bys, drainage and otherunderground services, vary according to the scale,intensity, layout, design and location of proposeddevelopments.

The standards required by Dublin City Council forroads and services may be ascertained fromappropriate departments of Dublin City Council (seealso Appendix 16).

All services must be provided underground in theinterests of amenity except where it is clearly shownby a statutory undertaker that underground locationis of an impractical nature. This provision shall notapply to temporary cabling necessary for theservicing of development site workshops or offices.

Pipes, cables, etc. under roads shall be groupedtogether as far as possible for easier access andless disruption, to avoid damage from tree roots andto 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 highstandard of design and layout in order to create highquality, secure and attractive areas for living.

All applications for new developments will beassessed having regard to existing governmentpolicies, standards set out in this chapter, policiesand objectives set out in the residential chapter andthe housing strategy, and with Appendix 11(Guidelines for Waste Storage Facilities). Specificguidelines for student accommodation are set out inAppendix 17.

In implementing the Department of Environment,Heritage and Local Government guidelines onresidential development and to encouragesustainable residential communities, considerationmust be given to the qualitative and quantitativestandards outlined above and to the following elements:

• Density: High densities should be provided inappropriate locations. Site configuration and areawill have an impact on the density levelsachievable.

• Quality of the proposed layout and elevations:The quality of the residential environment will beparamount in the acceptability of planningapplications. Layouts, elevations, and designmust be designed to emphasize a sense of placeand community. Residential complexes includingsocial and affordable housing shall be built todesigns, which do not articulate social differenceand will be laid out in a way that makes no sharpterritorial boundaries between different housingorigins.

• Energy Efficiency: Layout and dwelling designmust conform to the highest possible standardsof energy efficiency and as many dwellings aspossible must have access to sunlight and makeuse of passive solar design. Where possible andpracticable, energy-saving and energy generatingtechnologies such as roof top solar panelsshould be incorporated at the design stage.

• Permeability: Within housing areas, pedestrian,cycle and vehicular movements should beconvenient, safe and pleasant and allow for easeof movement within the estate and with adjoiningneighbourhoods. Gated residential developmentswill be discouraged and in most cases will beprohibited as they negate against Dublin CityCouncil’s vision of a permeable, connected andlinked city that encourages integration. Theprinciple of environmental cells will be supportedin designing new residential areas.

• Ancillary facilities: The provision of anappropriate scaled range of social andcommunity facilities including shopping,education, health and childcare will be required.

• Quality of proposed open space and generallandscaping: Detailed landscape proposals,including specifications, must be submitted withall planning applications. The detail of theseproposals will form an integral part of theassessment of the quality of the proposed layout.

• Safety: Opportunities for vandalism and crimeshould be reduced to the greatest possibleextent, by ensuring that areas used by the public(such as open spaces, footpaths and roads) areoverlooked by housing.

• Levels of privacy and amenity: The relationshipof buildings to one another, potential overlooking,sunlight/daylight standards and the use ofscreening devices and landscape elements willform the basis of assessment.

• Traffic safety: The quality of the layout and themanner in which it addresses traffic safety is vital.



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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.

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Long straight roads will be discouraged and alayout with good provision for pedestrian safetyand traffic calming will be required.

• Local plans: Compliance will be sought withobjectives and policies of Local Plans whereappropriate.

• Accessibility: Provision must be made to ensurethat layouts and dwellings are accessible topeople with disabilities. The needs of children,and the elderly must also be taken into account.

• Naming of schemes: The naming of housingschemes should reflect local history, folkloreand/or place names, and should be stated inboth Irish and English.

• Management: Management arrangements mustbe put in place to ensure the landscaping andthe 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 locatingdoors and windows onto the street frontage

• In the case of residential accommodation overshops or other business premises, a separateaccess should be provided for the upper flooraccommodation

• Where the ground-floor commercial use consistsof restaurants/takeaways, public houses, drycleaners or printing shops, with apartmentsabove, then proper sound-proofing, ventilationand storage must be built into the design of thebuilding

• Provide car parking generally at basement level

• Provide concealed refuse bin storage areas andbicycle storage areas, which are accessible toeach of the apartments

• Allow accessibility to post boxes to all

• Provide suitable play space for children (this doesnot apply to bed-sits, accommodation for theelderly or for students)

• Where railings are considered appropriate to newdevelopments they should generally be markers

for private space only and not be high or createan image of separation from surrounding areas

In addition to planning requirements, building controland fire prevention requirements must be met in allcircumstances.

A design statement 1 should be prepared by theapplicant for all large developments at an earlystage of the design process/pre-application stage.The design statement should take the form of aconcise illustration or series of illustrations and awritten statement. This material will form the basis ofmeaningful pre-application discussions with thePlanning Authority. On smaller sites a brief designstatement will be required outlining the response tosite or local conditions.

For large sites Dublin City Council may, prior todevelopment, carry out a framework study for thearea setting out design objectives at an early stage.

Dublin City Council will encourage innovative designand, where proposals can be shown to provideoverriding benefits, will apply its normal standards flexibly.

Residential Mix in House and Apartment Development A key aim in the provision of new housing is toencourage diversity rather than uniformity and as faras possible to relate the kind of housing to thedifferent needs of the population. In all housingproposals, it is a requirement of the PlanningAuthority that an appropriate mix of unit types andsizes be provided.

In general Dublin City Council will require that notmore than 45% of the units in a development be ofthe one-bedroom type. In large developments, withfifty or more units, Dublin City Council will requirethe inclusion of a minimum of 25% of family-sized(i.e. minimum of 80 sq. m.) units.

Dublin City Council will consider exceptions to theabove standards where it can be shown that localcircumstances require a different housing mix. Incertain circumstances a mixture of dwelling typesand sizes of houses, apartments and duplexes may

be needed to:

• Counter-balance a predominance of a particulartype of accommodation and thus provide a moresustainable 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 willrequire that residential developments, regardless ofsize, provide a layout and mix of unit types and size,which makes them more attractive for family living.

Size of Residential UnitsA key element in assessing the quality of residentialdevelopment relates to the size of individual units.The following table sets out the minimum floor arearequired for residential developments:

Internal Layout of Residential UnitsThe minimum size of rooms required for newdevelopments and conversions in all instances is setout below.

• All rooms should be of a reasonable shape andproportion and have adequate space for normalliving purposes. The shape and layout of roomsshould maximise the amenity of residents.Indicative furniture layouts to scale should beshown on the plans.

• All living rooms, kitchens and bedrooms shouldbe so located as to avoid facing towards nearbyhigh boundary or gable walls.

• In the case of conversions, partition walls withinand between residential units shall not cut across windows.

• Where possible kitchens should be provided asseparate rooms, however subject to acceptablelayout, kitchen dining and living areas may becombined in open plan layout.

• All dwellings units shall have at least one bedroomwhich is a minimum of 10.2 sq. m. in floor area.

• Space should be provided for the segregation of waste.

Layout of Apartment DevelopmentsInternal Design of Apartment Schemes

• Entrance halls and corridors in apartmentcomplexes should be well designed with naturalventilation and lighting. The provision of doubleheight spaces at entrance lobbies and dualaspect apartments will be encouraged. Longcorridors will be discouraged.

• Ground floor apartments onto city streets will notbe permitted in order to protect residentialamenity, animate the street and encourage amixed-use culture. On particularly noisy streets,apartments on the upper floors facing directlyonto the street may be discouraged. In somecases apartments onto minor streets may beallowed at ground floor level, but a floor-to-ceilingheight of 3.5m. to 4m. will be required to allowfor subsequent conversion to non-residential use.

• Service ducts serving two or more apartmentsshould as far as practicable be accessible fromcommon circulation areas for maintenancepurposes.

• Communal facilities (including open space,washing and drying areas, refuse storage and carparking) will be encouraged with adequateaccess for all.

Daylight and Sunlight

• The Planning Authority considers that allbuildings should receive adequate daylight andsunlight. Careful design of residential buildings,where the amount of incoming light is important,can ensure that sufficient sunlight can enterhabitable rooms to provide comfort and alsoreduce the need for artificial lighting.

• The majority of apartments in a developmentmust be dual aspect. Single aspect dwellings willonly be acceptable where it is not possible toaccommodate dual aspect dwellings. Wheresingle aspect buildings are unavoidable, theyshould be designed to avoid exclusively northernorientation. If this is not possible some



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Unit Type Minimum Floor Area 1-bed 45 sq.m. 2-bed 65 sq.m.3-bed 80 sq.m.

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.

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compensation is appropriate, such as a view oflandscaped areas and greater floor-to-ceilingheights (minimum of 2.8m).

• All habitable rooms must be naturally ventilatedand lit, and living rooms and bedrooms shall notbe lit solely by roof lights.

• Development shall be guided by the principles of“Site Planning for Daylight and Sunlight: A GoodPractice” (British Research Establishment Report, 1991).

Individual Storage Facilities All apartments shall be provided with a designatedinternal storage space, separate to the areacontaining the water tank and the hot water cylinder,and designed to permit ready access and use. The minimum space requirements for internalstorage are as follows:

Externally accessible space should also beconsidered for storing play equipment and bicycles.

Refuse StorageRefuse storage, recycling and composting areas forapartment development must be addressed at thedesign stage for all schemes and must comply withthe standards set out in Appendix 11: Guidelines forWaste Storage Facilities.

Separation Between Dwellings A distance of at least 1.5 metres shall be providedbetween dwellings for the full length of the flanks inall developments of detached, semi-detached andend-of-terrace houses. In general, this distanceshould be equally divided between dwellings soseparated to allow for a usable side entrance.Where garages are provided at the side of semi-detached dwellings and end-of-terrace houses, theymay substitute for this requirement, provided theyincorporate a direct through access from the front tothe rear of the premises.

Private Open Space for ResidentialDevelopmentWith higher densities and greater variety in dwellingtype, fewer new dwellings have access to reargardens. However, it is still necessary to providesome private amenity space to allow for outdoor

relaxation. In all new developments, includinghouses, duplexes and apartment blocks, residentsmust have access to private/semi-private openspace, which is free from unnecessary observation.

Houses Private open space for houses is usually providedby way of private gardens to the rear or side of thehouse. A standard of 15 sq. m. of open space perbedspace will normally be applied. There is currentlyno minimum length of rear garden but a 20mseparation between opposing windows at first floorlevel and above will normally be required. This maybe relaxed if it can be clearly demonstrated that thedevelopment is designed in such a way as topreserve the amenities and privacy of adjoiningoccupiers. In certain developments a combination ofprivate and semi-private spaces may be provided,to include communal landscaped areas such ascourtyards.

Where on street parking is provided in lieu of frontgardens a landscaped strip with a minimum depthof 2m will be required to the front of each house.

Apartments/DuplexesIn apartment developments private open space maybe in the form of balconies, terraces, roof gardensor communal landscaped areas exclusive of surfacecar parking. Balconies or terraces shall be usableand be a minimum of 4 sq. m. in area and shouldbe integrated or recessed into the main structure ofthe building with a view to providing shelter, privacyand where possible to avoid overlooking. Nobalcony or terrace from 1st floor up should overhang on the public footpath. The minimum private open space requirement for apartments shall be as follows:

Mews DwellingsIn the case of mews dwellings in the suburbs thestandard of 12-15 sq. m. per bedspace may berelaxed provided the dwelling has a rear garden witha minimum length of 7.5 metres for its entire width.

Apartment type Storage space requiredOne bedroom 2.0 m2Two bedroom 3.0 m2Three bedroom 4.0 m2

Location Private Open Space sq. m. per bedspace (min)

Inner City/ 5 - 8Docklands/ Prime Urban Centres /Ballymun

Suburbs 12 - 15

Public Open Space for ResidentialDevelopment and Other Development Public open space is open space which makes acontribution to the public domain and is accessibleto the public for the purposes of active and passiverecreation, including relaxation and children’s play.Public open space also provides for visual breaksbetween and within residential areas and facilitatesbiodiversity and the maintenance of wildlife habitats.It is dispersed throughout the city according to ahierarchy which includes regional, district,neighbourhood, local and pocket parks.

With increasing emphasis on higher densitydevelopments with communal open space, thedistinction between public and private open spacehas become less clear. It is important that publicopen space in new residential developments isgenuinely accessible to residents in the vicinity,particularly where a development is located onformer institutional lands. These developments shallbe designed in such a way as to be permeable, withgated developments being avoided.

In new residential developments 10% of the sitearea shall be reserved as public open space. In thecase of all developments on institutional lands therequirement for Z12 will be 20% accessible publicopen space, the requirement for Z15 will be 25%accessible public open space and/or communityfacilities. Public open space will normally be locatedon site, however, in some instances it may be moreappropriate to seek a financial contribution towardsits provision elsewhere in the vicinity. This wouldinclude cases where it is not feasible, due to siteconstraints or other factors, to locate the open spaceon site, or where it is considered that, having regardto existing provision in the vicinity, the needs of thepopulation would be better served by the provisionof a new park in the area (e.g. a neighbourhoodpark or pocket park) or the upgrading of an existingpark. In these cases a financial contribution will besought in lieu of part or all of the public open spacerequirement. Where sufficient public open spacealready exists in the vicinity, consideration will begiven to the provision of indoor recreational facilitiesin lieu of the open space requirement.

In all cases open space shall be of a high quality ofdesign and layout, be located in such a manner asto ensure informal supervision by residents and bevisually and functionally accessible to the maximumnumber of dwellings. Existing features, such asmature trees, shall be retained and enhanced by theopen space provided.

A landscaping plan will be required for alldevelopments. All open space, whether public orprivate, shall be shown together with details of hardand soft landscaping and the provision or retentionof trees.

Where a proposed development adjoins a river orcanal bank a linear walkway along the bank, whichis accessible to the general public, will be requiredin accordance with the Z9 zoning objective.

Names of Residential Estates All new street and development names shall reflectlocal historical, heritage or cultural associations andthe basic generic description (e.g. Court, Quay, Roadetc.) must be appropriate. The Planning Authoritywill approve the naming of residential developmentsin order to avoid confusion in regard to similarnames in other locations. Street signs must bebilingual, and all house numbers must be visible.

Management Companies Residential estates are generally designed inaccordance with development control standards,which are aimed at the longer term taking in chargeand maintenance of the public roads, footpaths,services and open spaces, by Dublin City Council.In residential developments which are not proposedto be taken in charge by Dublin City Council,evidence will be required that managementcompanies are to be set up at an early date andmembership of such shall be compulsory for allpurchasers in the development. Dublin City Councilwill work towards developing best practicestandards for apartment management companies.

Back-to-Back Dwellings In general back-to-back dwellings will not bepermitted due to their single aspect and restrictedaccess to private open space.

Backland Development Dublin City Council will encourage the provision ofcomprehensive backland development where theopportunity exists. The development of individualbackland sites can conflict with the establishedpattern and character of development in an area. By blocking access, it can constitute piecemealdevelopment and inhibit the development of a largerbackland area.

Corner/Side Garden Sites The Planning Authority will take into considerationthe following in assessing proposals for thedevelopment of corner/side garden sites.



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• Does it reflect the character of the street

• Integration and compatibility of design and scalewith adjoining dwellings, paying attention to theestablished building line, proportion, heights,parapet levels and materials of adjoining buildings

• The maintenance of the front and side buildinglines where appropriate

• Impact on the residential amenities of adjoiningsites

• Impact on the character of the streetscape

• The maintenance of open space standards andrefuse storage for both existing and proposeddwellings

• The provision of a safe means of access to andegress from the site which does not result in thecreation of a traffic hazard

• The provision of appropriate car parking facilities

• In general apartment blocks will not beconsidered for corner/side garden sites

Infill Housing In order to comply with Policy Res 3 on infill sitesand to make the most sustainable use of land andexisting urban infrastructure, the Planning Authoritywill permit the development of infill housing onappropriate sites. In general, infill housing shouldcomply with all relevant Development Planstandards for residential development, however, incertain limited circumstances, the Planning Authoritymay relax the normal planning standards to allowdevelopment to take place.

In all cases where permitted infill housing should:

• Have regard to the existing character of thestreet by paying attention to the establishedbuilding line, proportion, heights, parapet levelsand materials of surrounding buildings

• Comply with the appropriate minimum habitableroom sizes

• Have a safe means of access to and egress fromthe site which does not result in the creation of atraffic hazard

Extensions and Alterations to Dwellings The design of residential extensions should haveregard to the amenities of adjoining properties andin particular the need for light and privacy. Inaddition, the form of the existing building should befollowed as closely as possible, and thedevelopment should integrate with the existing

building through the use of similar finishes andwindows.

Applications for planning permission to extenddwellings will be granted provided that the proposeddevelopment:

• Has no adverse impact on the scale andcharacter of the dwelling

• Has no unacceptable effect on the amenitiesenjoyed by the occupants of adjacent buildings interms of privacy and access to daylight andsunlight

Subdivision of Dwellings Large areas of suburban residential development inthe Dublin City Council area have retained a patternof use as single family dwelling units. In many casesthe conversion of such dwellings to two or moreunits could lead to deterioration in the amenities andchange in the character of these areas and thereforewill not generally be permitted.

In other locations, however, principally those alongmain transport routes in the inner city suburbs andin the vicinity of district centres, the subdivision oflarge family sized dwellings may be permitted. Suchsubdivision may involve the subdivision of dwellingsinto individual distinct units on each floor.

Where subdivision is being considered, factors suchas the extent of open space within the siteboundaries, landscaping schemes including theretention and planting of trees, the provision ofonsite parking, the retention of existing railings andgates and screened refuse storage areas will beevaluated as part of the assessment.

When subdivisions are allowed, they should becompatible with the architectural character of thebuilding. An appropriate mix of accommodation inparticular areas will be determined by Dublin CityCouncil taking account of the mix of residentialaccommodation in an area. Dublin City Council mayaccept a parking provision of less than one spaceper dwelling unit.

Ancillary Family AccommodationAncillary family accommodation refers to a sub-division/extension of a single dwelling unit toaccommodate a member of an immediate family fora temporary period (e.g. elderly parent). Dublin CityCouncil will, in principle, favourably considerapplications for such subdivision where satisfied thatthere is a valid case, it is not a separate detached

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dwelling unit, and direct access is provided to therest of the house. There shall be no permanentsubdivision of the garden. The accommodation shallrevert back to being part of the original family housewhen no longer occupied by a member of the family.

Home Based Economic Activity Home based economic activity is defined as smallscale commercial activity carried out by residents ofa house, being subordinate to the use of the houseas a single dwelling unit and including working fromhome. The Planning Authority recognises that suchworking arrangements can benefit individuals,families and the local community in addition tocontributing to more sustainable land use patternsby reducing the need for commuting. There is noobjection to minor changes of use to allow for thisprovided the use remains ancillary to the mainresidential use, the applicant continues to reside inthe house and the use has no adverse impact onthe amenities of neighbouring dwellings.

In determining applications for developmentsinvolving working from home, the Planning Authoritywill have regard to the following considerations:

• The nature and extent of the work

• The effects on the amenities of adjoiningoccupiers, particularly in relation to hours ofwork, noise and general disturbance

• Anticipated levels of traffic generated by theproposed development

• Arrangements for the storage of refuse andcollection of waste

There will be a presumption in favour of this type ofuse in residential areas. However, such use will notnormally be permitted in apartments except in thecase of own-door units accessed from street level.

Permissions for change of use shall be limited induration to the period of such use by the applicantin question. A temporary permission for three yearswill be granted to enable the Planning Authority tomonitor the impact of the development on the area.

Live Work UnitsA live work unit is a single unit or space within abuilding that is both a place to live and a place ofbusiness or commerce. It is distinct from a purelyresidential use.

The development of live work units will beencouraged as they can lead to a more sustainable

land use pattern in an area by providing for a mix ofuses, ensuring a balance between day and nighttime activity and reducing commuting. They will bepermitted in city centre and inner city mixed usezones – in particular in Z5, Z6, Z10 and Z14 zonesand within designated Prime Urban Centres andFramework Development Areas, subject tocomplying with appropriate development standards.The provision of live work units will be considered inother zones, assessed on their individual merits, inparticular on sites which have a frontage onto mainarterial or radial routes into the city.

In considering applications for live work units, thePlanning Authority will have regard to the following:

Live work units in residential areas and residentialblocks shall be located at ground floor or streetlevel, unless a local plan or framework plan for anarea has identified the street for retail use orcomplementary uses such as cafés, restaurants or bars.

Live work units shall constitute part of the overallquantum of residential units in relation to Part V ofthe Planning and Development Acts, 2000-2002.

The residential component of a live work unit shallhave a minimum floor area of 45 sq. m. as well ascomply with development standards for residentialunits. The commercial component of each live workunit shall have a minimum floor area equivalent to orgreater than the residential floor area of the live workunit. The two separate elements must be integratedand the commercial element should not bephysically separated or divided from the residentialelement. The live work units shall be assessed as asingle unit for the purpose of determining financiallevies/contributions.

The minimum internal floor to ceiling height of livework units shall be 4 – 4.5 metres and thearchitectural design should be sufficiently open andtransparent to allow the commercial use toilluminate and enliven the street.

Separate provision shall be made for storage andrefuse storage for the residential and commercialcomponents of live work units.

Ventilation ducting and other services shall beincorporated into the design and construction ofbuildings to allow for the use of ground floor units aslive works units.



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The design and construction of such units shallincorporate noise insulation measures to standardsconsistent with the need to minimise noise andprotect residential amenities.

The use of the commercial component of live workunits shall be compatible with the protection ofamenities of adjoining residential properties.

Car parking requirements for each unit shall beassessed as the equivalent of one residential unit.

Mews DwellingsDublin City Council will actively encouragecomprehensive schemes which provide a unifiedapproach to the development of residential mewslanes and where consensus between all propertyowners has been agreed in advance. This designframework is the preferred alternative to individualdevelopment proposals.

Where mews dwellings are proposed, the followingstandards will apply:

a. Development will generally be confined to singlefamily units of two storey height. In certaincircumstances, three storey mews developmentsincorporating apartments will be acceptable. Thisprovision shall only apply where the proposedmews building is subordinate in height and scaleto the main building, where there is sufficientdepth between the main building and theproposed mews building to ensure privacy, wherean acceptable level of open space is provided,where the laneway is suitable for the resultingtraffic conditions, where existing plot widths aremaintained and where the apartment units are ofsufficient qualitative size to provide for a highquality residential environment. In such cases, theprovision of no more than one off street parkingspace within the curtilage of the mews buildingwill be encouraged. This is in line with nationalpolicy to promote increased residential densitiesin proximity to the city centre and with thepolicies of the Development Plan to protectmews lanes suitable for residential developmentfrom competing uses.

b. Mews buildings may be permitted in the form ofterraces, but flat blocks are not generallyconsidered suitable in mews laneway locations.

c. New buildings should complement the characterof both the mews lane and main building with

regard to scale, massing, height, building depth,roof treatment and materials. The design of suchproposals should represent an innovativearchitectural response to the site and should beinformed by established building lines and plotwidth. Depending on the context of the location,mews buildings may be required to incorporategable-ended pitched roofs.

d. The amalgamation or subdivision of plots onmews lanes will generally not be encouraged. Inexceptional circumstances, where theamalgamation of plots is acceptable, theestablished grain should be reflected in thedevelopment through creative design anddetailing.

e. Accommodation will only be allowed in the roofspace of a two storey mews if the pitch andeaves height of the mews dwelling is inaccordance with the established pattern on thelaneway. This provision shall not apply wherethree 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 onmews laneways are of national and internationalimportance. Dublin City Council recognises theincreasing rarity of these buildings and the needto retain and conserve all of the survivingexamples, particularly in relation to their form,profile and building line as well as any originalfeatures remaining. Proposals to demolish suchbuildings on economic grounds will generally not be accepted.

g. All mews lanes will be considered to be sharedsurfaces, and footpaths need not necessarily beprovided.

h. Mews lanes, which do not already have existingsetbacks, may be redeveloped with mewsdwellings directly on the existing road boundary,provided that an integrated garage space isprovided in the mews dwelling. In these cases, acondition will be attached to any permission de-exempting the conversion of the garage for useas part of the dwelling house.

i. In mews lanes, where there is already substantialmews development subject to setbackrestrictions, such setbacks for new mewsdwellings will continue in force to avoid a saw-tooth effect.

j. All parking provision in mews lanes will be in offstreet garages, forecourts or courtyards. At leastone off street car space must be provided for eachmews building, subject to conservation criteria.

k. New mews development should not inhibitvehicular access to car parking space at the rearfor the benefit of the main frontage premises,where this space exists at present. This provisionwill not apply where the objective to eliminateexisting unauthorised and excessive off street carparking is being sought.

l. In order to maintain the existing character orimprove the residential amenity of the mews, thePlanning Authority may require the erection of aboundary wall that reflects the height, materialsand finish of existing walls and buildings. The Planning Authority will require the provisionof windows and doors made from renewablematerials.

m.Private open space shall be provided to the rearof the mews building and shall be landscaped soas to provide for a qualitative residentialenvironment. The depth of this open space forthe full width of the site will not generally be lessthan 7.5 metres and shall not be obstructed byoff street parking. Where the provision of privateopen space at the rear of the mews developmentto the above standard is impractical, the PlanningAuthority may allow some reduction of the abovestandard of private open space subject to theprovision of high quality landscaped space.

n. If the main house is in multiple occupancy, theamount of private open space remaining after thesubdivision of the garden for a mewsdevelopment shall meet both the private openspace requirements for multiple dwellings and formews development.

o. The distance between the opposing windows ofmews dwellings and of the main houses shall bea minimum of 22 metres. In exceptionalcircumstances, this requirement may be relaxeddue to site constraints. In such cases, innovativeand high quality design will be required to ensureprivacy and prevent overlooking between themain building and mews building, to provide for aquality residential environment and to provide anadequate setting, including amenity space, forboth the main building and the mews dwelling.

p. Potential mews laneways must have a minimum carriageway of 4.8 metres in width (5.5metres where no verges or footpaths areprovided). All parking is to be provided within thecurtilage of the mews dwelling sites and not on the laneway.

Conservation

Works to Protected StructuresWorks, both to the exterior and interior, whichmaterially affect the character of a protectedstructure or any element of the structure whichcontributes to its special interest, require planningpermission. What might be regarded normally asminor alterations to buildings may not necessarily beregarded as such in the case of protected structures.

Such works can include:

• Window replacement and fenestration changes

• Wholesale plastering/pointing/painting, paintingor rendering of previously unpainted and/orunrendered elements or painting which isinappropriate to the context of the protectedstructure and its surroundings

• Modifications to brick and stonework andinappropriate modifications to historic gutters and downpipes

• The removal/alteration of external and internalarchitectural detailing including interior joinery anddecorative plasterwork

• Inappropriate interior works including the removalof walls, the creation of openings and partitioningof rooms

• Works to roofs and railings involving the removalof original materials and replacement withinappropriate materials

In considering applications for alterations and/oradditions to a protected structure, the PlanningAuthority shall have regard to:

• The protected status of the structure and theneed to protect its special character and toensure its continued structural stability

• The various elements of the structure which givesthe protected structure its special character andhow these would be impacted on by theproposed development

• The extent of intervention and alterations which isproposed and which has already taken placeexcluding any unauthorised development



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• In the case of a proposal to materially change theuse of a protected structure, the suitability ofsuch use having regard to its potential impact onthe structure including works necessary tocomply with Fire and Building Regulations whichthe proposed use change would give rise to:o The reversibility of the proposed alterationso In the case of buildings within the curtilage of

a protected structure whether such buildingsare of heritage value or not

The inappropriate subdivision and loss of the originalproportions of well designed interiors or the creationof new openings where these would affect thespecial character of the building will not bepermitted. Similarly, the interconnection of protectedstructures will be discouraged to protect the specialcharacter and fabric of such buildings.

Windows made from aluminium, uPVC or similarmaterial will not be acceptable in protectedstructures. In twentieth century buildings, theoriginal metal windows shall be retained.

Security cameras on protected structures willgenerally not be encouraged. Where applications forsuch devices are proposed in exceptionalcircumstances, every effort should be made toconceal the device and to employ best availabletechnology, including the smallest scale of deviceavailable, to ensure that the device would not beobtrusive and would not detract from the integrity ofthe protected structure.

No advertising material other than brass or stonename-plate type signs will be permitted on protectedstructures, though other materials such as steel maybe permitted in certain circumstances provided thatthe design of the sign would not detract from theintegrity of the structure. The wall fixings should besecured through mortar joints and should be reversible.

Planning permission is required for the erection of asatellite dish signal receiving antenna (satellite dish)on protected structures.

A detailed conservation method statement shallaccompany planning applications for works toprotected 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 andmethod proposed to carry out these works, theirimpact on the character of the building/ featureand the reversibility of the proposed works

The detail required to be submitted will bedependent on the significance of the building andthe nature and extent of works proposed. All works to protected structures shall be carried outin accordance with best conservation practice.

Uses and Protected StructuresUses should be compatible with the overall objectiveto protect the special interest and character ofprotected structures and should cause minimuminterference with the floor plan and minimumintervention to comply with Fire and BuildingRegulations.

Where proposals relate to redundant buildings,including former financial buildings and places ofworship, uses which are compatible with the originaluse and which facilitate public access to the primaryspaces of these buildings will be encouraged.

Development within the Curtilage andSetting of Protected StructuresIn considering applications for development withinthe curtilage of a protected structure, the PlanningAuthority shall have regard to the following:

• The protected status of the structure and theneed to protect its special character

• The various elements of the structure which givesthe protected structure its special character andhow these would be impacted on by theproposed development

• Proximity of any new development to the mainprotected structure and any other buildings ofheritage value

• The design of the new development, whichshould relate to and complement the specialcharacter of the protected structure

An insistence on quality design will be a foremostconsideration when assessing proposals fordevelopment within the curtilage of protectedstructures, with particular emphasis on siting,building lines, proportions, scale, massing, height,roof treatment and materials. This does not precludeinnovative contemporary buildings which cancontribute to the richness of the historical context.Materials shall be appropriate to the locality andsympathetic to the existing buildings.

Development proposals should include an appraisalof the wider context of the site or structure. Thisappraisal should examine the visual impact anddesign of the proposal and should address issuesincluding the grain of historic settings, sensitivity toscale and context, views and the design ofinnovative quality architecture which wouldcomplement the setting of the protected structure. The Planning Authority will seek to retain thetraditional proportionate relationship in scalebetween buildings, their returns, gardens and mewsstructures, and shall also seek to retain gardens andmature trees (those in good condition) whichcontribute to the character of a protected structure,as soft landscape.

Retention and Re-use of Older Buildings ofSignificance which are not ProtectedThe re-use of older buildings of significance is acentral element in the conservation of the builtheritage of the city and important to theachievement of sustainability. In assessingapplications to demolish older buildings which arenot protected, the Planning Authority will activelyseek the retention and re-use of buildings/structuresof historic, architectural, cultural, artistic and/or localinterest or buildings which make a positivecontribution to the character and identity ofstreetscapes and the sustainable development ofthe city. The heritage value of older buildings ofsignificance may not always be obvious and somebuildings may require a heritage assessment,particularly where these buildings may containconcealed features of importance. The PlanningAuthority may consequently require the submissionof a detailed architectural heritage assessment forsuch buildings, particularly buildings predating 1900,to enable a full assessment of the building'sarchitectural, cultural, artistic or historic merit. Wherethe Planning Authority accepts the principle ofdemolition, a detailed inventory of the building maybe required for record purposes.

Development in Conservation Areas All new buildings should complement and enhancethe character and setting of conservation areas. Inconsidering proposals for development inconservation areas, it is policy to have particularregard to:

• The effect of the proposed development onbuildings and the surrounding environment, bothnatural and man-made

• The impact of development on the immediatestreetscape in terms of compatibility of design,

scale, height, plot width, roof treatment,materials, landscaping, mix and intensity of useproposed

Development within conservation areas should beso designed so as not to constitute a visuallyobtrusive or dominant form of development. Newalterations and extensions should complementexisting 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 uPVCor aluminium in windows, fascias and doors inhistoric buildings that are not protected. Proposalsfor the application of cement render to the externalbrick fabric of older buildings will not be encouragedin conservation areas. In assessing developmentproposals, the Planning Authority will seek theretention of mature trees (those in good condition)which contribute to the character of conservationareas where appropriate.

In conservation areas, no advertising material otherthan brass or stone name-plate type signs will bepermitted. On commercial properties leading intosuch areas, advertising will be severely restricted,and shall only relate to the service provided in thepremises. In dealing with all advertising inconservation areas, the overriding consideration willbe the enhancement and protection of the essentialvisual qualities of the area. Where applications forsecurity cameras are proposed, every effort shouldbe made to conceal the device and to employ bestavailable technology, including the smallest scale ofdevice available, to ensure that the device would notbe obtrusive and would not detract from theintegrity of the conservation area.

In conservation areas, the development of housingbetween the main house and the mews building,particularly on corner sites, has had a detrimentaleffect on the visual and residential amenities ofthese areas. Hence, backland development will notbe permitted in conservation areas where thedevelopment proposed would introduce a third lineof buildings between the main building and itsassociated mews.

Parking in the Curtilage of ProtectedStructures and in Conservation AreasPoorly designed off street parking in the frontgardens of protected structures and in conservationareas can have an adverse affect on the specialinterest and character of these sensitive buildings



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and areas. For this reason, proposals for off streetparking in the front gardens of protected structuresand within conservation areas will not normally beconsidered where inappropriate site conditions exist,particularly in the case of smaller gardens where thescale of intervention is more significant. However, where site conditions exist which facilitateparking provision without significant loss of visualamenity and historic fabric, proposals for limited offstreet parking in the front gardens of protectedstructures and in conservation areas will beconsidered where the following criteria can be met:

• Every reasonable effort is made to protect theintegrity of the protected structure and/orconservation area

• No more than one private car parking space isprovided within the curtilage of the building

• The building is an owner occupied residential building

• There is sufficient depth available in the garden toaccommodate a private parked car

• Access to and egress from the proposed parkingspace will not give rise to a traffic hazard

• The proposal complies with the design criteria setout in Appendix 18

Special regard will be had to circumstances whereon street parking facilities are restricted as aconsequence of the introduction of bus prioritymeasures or other traffic management changes. Insuch situations, every reasonable effort will be madeto facilitate proposals for off street parking in thefront gardens of protected structures and inconservation areas subject to the above criteriabeing met.

Proposals for off street parking in the front gardensof protected structures and within conservationareas will not be permitted in the followingcircumstances:

• Where satisfactory vehicular access to the reargarden exists or can be easily provided andwhere sufficient rear garden area is available tomeet both the parking and open spacerequirements of the building

• Where there is insufficient area to accommodatea parked car in the front garden or where theproposal relates to vehicles other than a privatecar (e.g. caravan/boat)

• Where proposals would result in the removal ofthe entire front boundary of the property

• Where the development would involve thesubdivision of original historic communal frontareas (shared by two houses or more) intoseparate driveways and where this would detractseriously from the unique architectural relationshipand composition of the buildings and street

Where off street parking is proposed in terraces orstreets that are characterised largely by pedestrianentrances with few vehicular access openings, suchproposals will be examined on their own merits andwill be subject to the criteria outlined above. Whereterraces/streets are characterised by railings ofunique significance, which are of a type not foundlargely throughout the city, the Planning Authoritymay seek to retain such railings. Similarly, proposalsto provide more than one private car within thecurtilage of an owner occupied residential buildingwill only be considered in exceptional circumstanceswhere the integrity of the building or area isprotected and retained.

Non-residential and Commuter Off StreetParking in the Curtilage of Protected Structuresand in Conservation Areas

In parts of the city centre, the large scale provisionof commercial and commuter off street car parkingin the curtilage of protected structures andconservation areas significantly detracts from thespecial interest and visual character of protectedstructures and sensitive areas. In many cases,planning permission has not been granted for suchoff street parking or the associated hard surfacing ofthe former rear garden area. In assessingdevelopment schemes where off street parking isproposed, or where such parking exists and isproposed to be retained as part of the overallscheme, its impact on the integrity, setting,character and amenities of the protected structureand/or conservation area will be critically assessed.In all cases, the objective to eliminate unauthorisedand excessive off street car parking will be sought.This objective is consistent with the policies ofDublin City Council to protect the special interestand character of protected structures andconservation areas.

Development on Archaeological Sites andin Zones of Archaeological InterestWhen considering planning applications in the Zoneof Archaeological Interest and on sites of knownarchaeological interest, the Planning Authority willhave regard to the view and recommendation of theNational Monuments Service and other interested

bodies, such as the Heritage Council, before arrivingat a decision.

In order that the Planning Authority's policy onarchaeology is implemented, the following will benecessary prior to lodgement of a planningapplication:

• The applicant shall consult with the CityArchaeologist

• In certain cases, it may be necessary for theapplicant to employ, at his/her own expense, aqualified archaeologist to carry out siteinvestigation works

The merits and demerits of foundation type (piled,raft, etc.) shall be assessed, having regard to thepotential of such foundation to avoid undue damageto archaeological strata.

When planning permission for development involvingsub-surface excavation is being granted, attentionwill be drawn to the legal obligation to report thediscovery of archaeological finds to the NationalMuseum of Ireland.

All new basement development within medievalcentres shall be discouraged where it is deemedundue damage to archaeological deposits will occur.

Redevelopment in the medieval city shall haveregard to the following:

• Retention of the medieval street pattern

• The plot width

• The use of appropriate materials

• The medieval character and existing height ofbuildings in the area

• Vistas of the existing medieval monuments orother 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 ofmore than four bedrooms in a dwelling house into abed and breakfast establishment, in accordancewith Article 10(4) of the Planning and DevelopmentRegulations, 2001.

In determining planning applications for change ofuse to bed and breakfast, guest house, hotel orhostel 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 intendedoccupiers of the premises

• The availability of adequate, safe and convenientarrangements for car parking and servicing

• The type of advertising proposed

• The effect on protected structures and/orconservation areas

• The number of existing such facilities in the area

Medical and Related ConsultantsCurrently premises for general practice and medicalrelated consultants include a wide variety of buildingtypes ranging from adaptations of domesticpremises for single-handed practitioners to purpose-built premises for large group practices.

In line with the Health Board’s policy on primarycare, Dublin City Council will support the provisionof health care consultants in district andneighbourhood centres.

In assessing proposals for conversions in residentialareas Dublin City Council will normally permitconversion of part of a dwelling to a medical orrelated consultancy provided the dwelling remainsas the main residence of the practitioner and wherea 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 dwellinghouse to a medical or related consultancy will beregarded as limited in duration to the period of suchuse by the applicant. In this regard, a dwellinghouse does not include any part of a dwelling unitwithin a block of apartments.

Community FacilitiesThe activities and services operating fromcommunity sites and buildings are a valuableresource in helping to meet a wide range of needswithin the population. Taken together they form asocial infrastructure for the city’s population,providing a conduit for the delivery of essentialservices and a focus for local neighbourhoods and communities.



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Applications for community facilities in residentialareas will be treated sympathetically, but havingregard to a number of factors:

• Overall need in terms of necessity, deficiency,and opportunities to share/enhance existingfacilities. Where new facilities are provided theyshould be designed in such a way as to allow formulti-functional use.

• Community facilities must be located so that theyare conveniently accessible by both residentsand others who may have reason to use thefacility. They should be well integrated withpedestrian and cycle routes and where theyserve a wider community, located on or close toa quality public transport route.

• Community facilities must be accessible to allmembers of society, including those withdisabilities.

• Facilities must conform with the requirements ofappropriate legislative guidelines, for example,childcare and education facilities.

Children’s Play SpaceIn deciding on the location of appropriate play areas,regard should be had to the needs of different agegroups. Play spaces for small children should beprovided close to residential dwellings, e.g. withinone minute walk of each front door, and should beoverlooked 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 childrenare not already available in reasonable proximity tothe scheme, consideration should be given toproviding such facilities. Playgrounds should belocated so that nuisance is minimised but should beoverlooked informally from dwellings or frequentedroads or footpaths.

Care FacilitiesIn accordance with the Planning and DevelopmentRegulations, 2001, applications for change of usefrom residential to a care facility for more than sixpersons with an intellectual or physical disability ormental illness will require planning permission andwill be dealt with in accordance with normaldevelopment control criteria for community facilitiesin a residential area, as referred to above.

Childcare FacilitiesThe provision of childcare facilities is subject to theChildcare Act and the Childcare (Pre-School

Services) Regulations 1996, and Childcare (Pre-School) (Amendment) Regulations 1997. ThePlanning Authority recognises the need for properlyrun and conveniently located childcare facilitiesthroughout the city and will implement the PlanningGuidelines on Childcare Facilities, 2001. The PlanningAuthority will also have regard to the Guidelines forBest Practise in the Design of Childcare Facilities.

Childcare facilities will be encouraged in new andexisting residential areas, industrial estates/employment areas, city centre, prime urban, districtand neighbourhood centres, shopping centres, andeducational establishments.

Appendix 3 provides guidance on the quality andlocation of childcare facilities in these areas.

In general, the factors to be considered in determiningan application for a childcare facility are as follows:

• Compliance with the Childcare (Pre-SchoolServices) 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 neighbouringresidents

• The availability of safe and convenientarrangements for dropping off and collection ofchildren and for staff car parking

• The adequacy of the local traffic circulationsystem and the availability of easy access topublic transport

• The adequacy of outdoor play areas and detailsof 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 childcarepremises will be avoided where possible. Thecircumstances in which a temporary permission isgranted will be exceptional and will normally besuch that, in the absence of the “probation” periodafforded by a temporary permission, the PlanningAuthority would have issued a refusal. If a temporarypermission is granted, the permission will be for aperiod of not less than 5 years.

The use of a house for childminding, i.e. the activityof minding no more than six children (including thechildren, if any, of the childminder in the house), isexempted development under the Planning andDevelopment Regulations 2001.

Nursing HomesThere is a continuing and growing need for nursinghomes and in particular, because of the ageingpopulation structure in the suburbs, for elder carehomes. Such facilities should be integratedwherever possible into the established residentialareas of the city, where residents can expectreasonable access to local services.In determining planning applications for change ofuse of a residential dwelling or other building tonursing/elder care home, the following factorsshould be considered:

• Compliance with standards as laid down in theStatutory Instrument No. 226 of 1993, NursingHomes (Care and Welfare) Regulations, 1993

• The effect on the amenities of adjoiningproperties

• Adequacy of off street parking

• Suitable private open space

• Proximity to local services and facilities

• The size and scale of the facility proposed; thescale must be appropriate to the area

Embassies Where permission is granted for the use of adwelling house as an embassy, such permission willbe regarded as limited in duration to the period ofsuch use by the applicant or other embassy use,after which the building(s) will be returned toresidential use.

Pigeon Lofts In assessing proposals for pigeon lofts, the PlanningAuthority's prime concern will be to ensure that theresidential amenity of the area is not adverselyaffected.

Dublin City Council will have regard to the followingin assessing proposals for pigeon lofts:

• Location, size, scale, design, construction andthe number of existing lofts in the immediatevicinity

• In no circumstances will an open loft bepermitted

• Where planning permissions are granted, they will

be limited to two years in the first instance toensure compliance with planning conditionsdesigned to protect the amenities of adjoiningresidents

• Subsequent permissions will be limited to thecontinued occupation of the dwelling house bythe applicant. Guidelines on the construction anddesign of pigeon lofts are set out in Appendix 19.

Dublin Port In assessing proposals for the Port area, Dublin CityCouncil will have regard to the following:

• Recognition of the important role of Dublin Port inthe economic life of the city and the consequentneed in economic and employment terms tofacilitate port development

• The periphery of the port area facing residentialareas shall be designed and landscaped tominimise the impact of its industrial character

• The impact on nature conservation, recreationand amenity use, and other environmentalconsiderations

• The protection of the amenities of residential andcommercial uses in adjoining areas

• Design criteria including landscaping, finishes,signage and site layout

Industry, Warehousing and Business Park Development Proposals for the development or extension ofindustrial, warehousing and business parkdevelopments (See Appendix 20) should haveregard to the following criteria:

• A high standard of design, finish, layout andlandscaping will be required for industrial,warehousing and business park development

• Where proposals for these type of developmentswould generate a large volume of HGV traffic,they shall not be located where they wouldencourage movement of such traffic throughresidential areas

• It is essential that each industrial/warehousingunit be provided with adequate space for theloading and unloading of goods (including fuels)in areas clear of the public road, and preferablybehind the building line

• In the case of development for two or moreindustrial/warehousing buildings, a uniformdesign for boundary fences, roof profiles andbuilding lines is essential. Areas between the



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building and the road boundary may include carparking spaces, provided an acceptablelandscaping scheme is incorporated

• Industrial, warehousing and business parkdevelopments should present a pleasant aspect,helped by tree planting, the careful design ofsignage, screening of open storage areas, andunobtrusive loading and parking space

• Offices ancillary to factories, shops, etc., will bepermitted provided the size is appropriate to thescale of the main use

• In speculative developments, a variety of unit sizeshall be provided to cater for the differing needsof potential occupants

• In the case of proposed developments, which areof a nature and extent that they would impact onthe environment and attract significant volumesof vehicular traffic to the development site, DublinCity Council will require the application to beaccompanied by a Transport Impact Assessment(TIA). Appendix 5 gives further guidance on theneed for and content of a TIA and applicants areadvised to undertake pre-planning consultationswith Dublin City Council regarding therequirement for a TIA.

• In the case of proposed developments (or groupsof developments located in close proximity toone another) which would attract significantvolumes of traffic, the preparation andsubmission of a Mobility Management Plan(MMP) may be required as part of the application.Appendix 4 gives guidance on the type and scaleof developments that will require the submissionof a MMP and the required form and content ofthese documents.

• Although the overall percentage share ofmanufacturing employment is predicted todecline over time, it will be the aim of Dublin CityCouncil to protect industrially zoned lands(Objectives Z7/Z7A) from competing andincompatible land uses.

Dublin City Council will facilitate the developmentof manufacturing industry on lands zonedObjectives Z7/Z7A subject to environmental controlsand the assessment of the potential impact ofsuch development on adjacent land uses.

Shopping Centres Shopping centres must conform to highest urbandesign standards. The design must ensure that theproposed centre will be integrated with and be

complementary to the streetscape, where it will be located.

Elements to be address include:

• The scale, design and enclosure of pedestrianspace

• The provision and design of street furniture,including public facilities, e.g. toilets, childcareareas, advice centres, pedestrian routes toschools, health clinics, etc. The centres, whereappropriate, should also include offices, medicaland related consultants.

• The provision of a good mix of activities and usesthat keep the centre alive both during the dayand evening, e.g. stalls, cafés and public houses

• The inclusion of residential uses, particularly flatsand maisonettes, as an integral part of thecentre, in order to increase the evening activityand security of the centre

• Ease of access to the centre for public transport,bicycles and pedestrians. In the interests of bothease of access and civic design concerns, thecentre should have frontage to the street andshould not be surrounded by car parking

• The overall design strategy will normally reflectvariety (by the use of differing shop fronts, setbacks, signs etc.) within a unified design

The design and layout of buildings, includingmaterials, should discourage graffiti and other formsof vandalism. Service areas etc., should be out ofsight of surrounding residential and pedestrianareas. Tree planting and landscaping must form partof the overall design of the shopping centre.

Shop StorageIn the case of retail development, adequate on sitestorage space should be provided at the discretionof the Planning Authority to reduce the frequency ofdeliveries and consequent traffic congestion.

Shopfronts Shopfronts are one of the most important elementsin determining the character, quality and image ofretail streets in the city centre as well as in smallercentres located throughout the city. In order toincrease the attractiveness of the city’s shoppingareas, Dublin City Council promotes a dualapproach to shopfront design:

• Protecting traditional and original shopfronts

• Encouraging good contemporary shopfront design

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In all instances, Dublin City Council will encourage adiscipline in this area that acknowledges the basicprinciples of good shopfront design. An area basedapproach will be put in place to devise amechanism to address the problems caused by thedeteriorating quality of shopfronts.

Architects and designers are strongly advised toconsult Dublin City Council’s Shopfront Design Guide2001 and the O’Connell Street Area ShopfrontDesign Guidelines 2003 when preparing proposalsfor new shopfronts. The design of the shopfrontshould include the street number of the premises.

Note: A security hatch or slot of a sufficient scale toaccept newspaper deliveries shall be incorporatedinto the design of all new shopfronts. It shall belocated at or immediately above the level of the stallriser and should not interfere with the generalproportions and presentation of the front façade ofthe shopfront.

Retail Warehousing Applications for non-food, bulky, durable goods maybe acceptable subject to the following criteria:

• That it can be satisfactorily demonstrated that aneed is met, and the proposal, taken in isolationor in combination with other such developmentsin the area, will not have an unacceptable impacton retail facilities in the area

• That the development is not located on landzoned for employment where such land iscurrently in industrial or employment generating use

• That environmental improvements result from thedevelopment, and that it is well designed andintegrated with surrounding uses

• That the gross floor area of the development shallnot normally exceed a total of 6,000 sq. m.,whether or not the use is located in an individualbuilding or in separate buildings grouped in‘parks’ or clusters

• That the development is accessible by a wide rangeof transport options, including public transport,and is designed in such a way as to facilitateease of access to public transport users, cyclistsand pedestrians in addition to the private car

• That the outlet does not encourage long distanceretail commuting

Mixed Use DevelopmentsTo create a vibrant city, it is important thatdevelopment, where it occurs, accommodates a

mix of uses. In considering proposals for mixed usedevelopments the protection of amenity and thereduction in conflict between the various uses willbe of paramount importance. Factors such as levelsof noise and air pollution and security will be considered.

Acceptable floor to ceiling heights may be specifiedby the Planning Authority depending on location andto allow for internal ducting. In all cases extractsfrom food premises shall discharge no less than onemetre above the highest window in the immediatevicinity as determined by the Planning Authority.

In order to minimise noise disturbance appropriatemeasures shall be taken for the insulation of allresidential units against external noise (e.g. use ofdouble glazing) and noise from adjoining premises(e.g. plan to allow for separation of noisy and quiet uses).

Street Furniture Certain uses in the public realm including elementsof street furniture can lead to problems of visualclutter and to obstruction of public footpaths forpedestrians, in particular people with disabilities.These elements include newspaper stands,telephone kiosks, traffic and bus signs, tables andchairs, taxi and bus shelters as well as unauthorisedA-frames and spinner stands erected by retailers. Itis an objective of Dublin City Council to control thelocation and quality of these structures in theinterest of creating a high quality public domain.

All outdoor furniture provided by private operatorsincluding retailers, publicans and restauranteursetc., and utility companies should be to the highestquality, preferably in good contemporary designavoiding poor historic imitation and respect theoverall character of the area and quality of the publicrealm and be so located to prevent any obstructionof all footpaths and paved areas including landings.

In this regard, street furniture will require either alicence under Section 254 of the Planning andDevelopment Acts, 2000 to 2002 or planningpermission (including street furniture erected onprivate landings).

In both instances, the applicant will be required tosubmit details of the location, design, specificationand quality of the proposed elements of streetfurniture. Details of maintenance and cleansingschedules together with a certificate of structuralstability may also be required.



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Automatic Teller MachinesThe provision of automatic teller machines (ATMs) willbe strictly regulated, having regard to the following:

• The need to protect the character of the buildingor shopfront in which the ATM is installed, inparticular, where the building is protectedstructure or in a conservation area

• The need to avoid disturbance to adjoiningpremises through queuing

• The design and location must be such that theyare accessible to all

• In general, there should not be more than oneATM in any one shopfront so as to avoid thecreation of a dead frontage

• The need to control the amount of litter generatedby these machines; paper receipts will not beacceptable on principal shopping streets, atprotected structures, and in conservation areas

• The need for signs or logos to be discreetlyincorporated into the overall design

• The avoidance of a traffic hazard

Dublin City Council will encourage the provision ofATMs in retail stores in the interests of public safetyand protecting building character.

Restaurants, Takeaways, and AmusementCentres In order to maintain an appropriate mix of uses andprotect night time amenities in a particular area, it isthe objective of Dublin City Council to prevent anexcessive concentration of restaurants, takeawaysand amusement centres and to ensure that theintensity of any proposed use is in keeping withboth the scale of the building and the pattern ofdevelopment in the area.

The provision of such facilities will be strictlycontrolled, having regard to the following, whereappropriate:

• The effect of noise, general disturbance, hours ofoperation, litter and fumes on the amenities ofnearby residents

• The need to safeguard the vitality and viability ofshopping areas in the city and to maintain asuitable mix of retail uses

• Traffic considerations

• The number/frequency of such facilities in the area

• The operators come to a satisfactoryarrangement with Dublin City Council in relationto litter control

• With regard to takeaways the need to integratethe design of ventilation systems into the designof the building

• Dublin City Council will require the provision ofappropriate cleansing and anti-littering measuresin the case of such uses

• In the case of take-aways, Dublin City Council willrequire, prior to the granting of permission thatappropriate cleansing/anti-litter measurements beagreed with Dublin City Council

Note: The larger leisure complexes, which contain amix of uses, e.g. cinema, bowling, quasar andrestaurant, will be treated on their merits.

Nightclubs/Licensed Premises/InternetCafés /Open-Air ConcertsIn recognition of the importance of Dublin as athriving and multi-dimensional Capital city, there is aneed to facilitate the concept of the 24-hour cityparticularly in the city centre and other prime urbanor neighbourhood centres. Dublin City Council willencourage entertainment/culture/music uses anduses such as internet cafés, which help create anexciting city for residents and tourists alike, and arecapable of attracting people in cutting edgeindustries such as digital media.

It is also recognised that over-concentration of latenight venues may have a detrimental effect on theamenities of residents where an area has a residentialpopulation. In all applications there will be a need tobalance the needs of local residents with the needto create a mixed use vibrant community. Thedevelopment of ‘super pubs’ will be discouragedand the concentration of pubs will be restricted incertain areas of the city where there is a danger ofover-concentration of these to the detriment of otheruses. In these areas it will be a priority to preserve theform, character and scale of the traditional Dublin pub.

In neighbourhood centres the provision ofneighbourhood pubs/cafés, with a gross floor areaof approximately 150 sq. m. will be acceptable inprinciple. The provision of food preparationareas/kitchens will be favourably considered. Thesame controls that apply to restaurants, take-awaysand amusements centres will apply here.

Telecommunications Apparatus In evaluating planning applications for the provisionof telecommunications appartus installations, DublinCity Council will have regard to the Guidelines forPlanning Authorities, issued by the Department ofthe Environment, Heritage & Local Government, July1996 (or as may be amended from time to time).Dublin City Council favours co-location of suchfacilities by different operators on the same mast inorder to discourage proliferation and clutter (seeAppendix 12).

Outdoor AdvertisingPending the completion and adoption of an outdooradvertisement strategy (See Chapter 3), thesedevelopment standards will be applied to allproposals for advertisement structures. They maybe superseded by the completion of the OutdoorAdvertising Strategy.

Well-designed advertising signs in selected locationsand on an appropriate scale can contribute to thecharacter and vitality of commercial areas of the city,particularly at night. However, the character andattractiveness of Dublin is adversely affected bymany insensitive advertisements. They havedamaged the character of individual buildings andstreets, and have had a detrimental effect upon thehistoric and conservation areas of the city.

Dublin City Council will seek the removal of suchadvertisements and permit only advertisementswhich are used sensitively and sympathetically andwhich enhance the appearance and vitality of anarea and prompt enforcement action will be takenagainst all unauthorised advertisements.

In order to enhance, protect and secure theirarchitectural integrity and to prevent unwelcomelitter pollution, the granting of permission foradvertising hoardings or signage on all Luas bridgeswill be deemed incompatible with the objectives ofthe City Development Plan.

Advertising Hoardings Advertising hoardings, (including tri-vision and three-dimensional signs), in addition to meshes,scaffolding and banners which are inappropriatelylocated can constitute one of the most obtrusiveelements of all forms of outdoor advertisements.They rely for their impact on size, scale and location,and thus are usually detrimental to the character ofthe area in which they are situated. However, theycan help to screen building sites and sites awaitingredevelopment.

There is scope for the temporary screening ofderelict sites and building sites through the use ofoutdoor advertising, landscaping, suitable boundarytreatment (such as railings), and the provision of publicseating in liaison with the outdoor media industry.

The industry will be expected to co-operate with theguidelines which are set out below and as may beamended from time to time.

• As a general principle, outdoor advertising willonly be permitted within commercial zones. It willnot be permitted within residential zones, historicor conservation areas, or amenity areas.

• Outdoor advertising will not be permitted eitheron protected structures or within the vicinity ofsuch protected structures in such a way as todetract from the visual quality of their setting.

• Meshes or banners mounted on, or hung from,buildings or scaffolding will not be permitted. Inexceptional circumstances, meshes or bannersmay be permitted for a temporary period topromote a cultural event, subject to the spacedevoted to the name/logo promoting the event orthe advertising material relating to this companynot exceeding one tenth of the overall display area.

• The scale of display panels must be related tothe scale of the buildings and streets in whichthey are located. Ninety-six sheet and forty-eightsheet panels will not be permitted. As a generalprinciple, the Planning Authority has a clearpreference for smaller-sized panels, such as theEuropanel (3m x 4m). Vertical proportions arepreferred.

• Where illuminated hoardings are proposed, theeffect on the streetscape, including during thehours of darkness and on the amenities of thearea, will be considered.

• Display panels may form part of the visualscreening around building sites or sites awaitingredevelopment. In such cases, temporarypermissions will be considered, whereappropriately sized panels form an integral part ofan overall boundary treatment and do notcomprise more than half of the total surface areaof such treatment.

• As a general rule, permissions for outdooradvertising will be limited to a maximum of threeyears in the first instance to enable the positionto be reviewed by Dublin City Council in the lightof changing circumstances at the end of that period.



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• The number and scale of hoardings in the vicinityof the site will be taken into consideration whenassessing proposals.

Illuminated Signs Illuminated signs in appropriate locations canprovide both information and colour in thetownscape after dark.

The following guidelines will apply:

• The type of illuminated signs, internally orexternally illuminated, individual letters, and neontubes should be determined by consideration ofthe design of the building and its location.

• The design of an illuminated sign should besympathetic to the building on which it is to bedisplayed. It should not obscure architecturalfeatures such as cornices or window openings inthe area. On new buildings they should be part ofthe integral design.

• The daytime appearance when unlit will beconsidered.

• Sky signs, i.e. signs that project in any partabove the level of a building parapet or obtrudeon the skyline, are regarded as objectionable inprinciple and will not be permitted.

• Internally illuminated scrolling signs, or signs withexposed neon tubing are generally not acceptable.

• The number of illuminated signs in the vicinity ofthe site will be taken into consideration whenassessing proposals.

Free Standing Advertising Displays Dublin City Council will consider appropriatelydesigned and located freestanding advertisingpanels on city centre and district centre streets. Inall such cases, the panels must be of a high qualitydesign and materials and must not obstructpedestrians.

Signs on Shop Fronts and other BusinessPremises

• The signage relating to any commercial groundfloor use should be contained within the fasciaboard of the shopfront. The lettering employedshould either be painted on the fascia, or consistof individually mounted solid letters mounted onthe fascia. The size of lettering used should be inproportion to the depth of the fascia board.

• Corporate signs will only be permitted where theyare compatible with the character of the building,

its materials and colour scheme and those ofadjoining buildings.

• Advertisements and signs relating to uses aboveground floor level should generally be provided atthe entrance to the upper floors, in a form anddesign which does not detract from or impingeupon the integrity of the ground floor shopfronts,or other elevational features of the building.

• Shopfronts sponsored by commercial brands willgenerally not be permitted.

• Commercial centres beset by excessive andinappropriate signage will be identified andappropriate action, similar to the strategyadopted for O’Connell Street, will be introducedto prevent visual clutter.

Tourism Signage Where permitted, tourism signage will be required tocomply with Criteria for the Provision of TouristAttraction and Accommodation Signs issued by theDepartment of Environment, Heritage and LocalGovernment in September 1988.

Advertising on Bus Shelters Large, internally illuminated advertising panels onbus shelters can detract from the visual appearanceof protected structures, conservation areas andresidential conservation areas, and in theseinstances will not generally be permitted.In considering applications for bus shelters, thePlanning Authority will have regard to the particularcircumstances of each case, such as location, scaleand type of advertising proposed, and the effect onthe amenities of the area and the streetscape.

Contaminated Land Due to a mixture of historic industrial land uses andland reclamation, there are a number of locations inthe city where contaminated land poses orpotentially could pose an environmental problem.Much of this contaminated land lies within theDockland area where there is a range of potentialcontaminants within the fill material used in landreclamation. Any contaminated land will requireappropriate remediation prior to redevelopment ofsuch lands and it may be that a licence under theWaste Management Act, 1996 may be requiredprior to the undertaking of such works.

In all cases involving contaminated land it is thepolicy of Dublin City Council to insist on the higheststandards of remediation and where appropriate toconsult with the Environmental Protection Agencyand other relevant bodies to resolve the

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environmental pollution created by contaminatedland. Where the previous history of a site suggeststhat contamination may have occurred, developerswill be responsible for the following:

• Undertaking a detailed site survey and analysis toestablish whether contamination has occurred

• Providing a detailed written report of survey andassessment (including recommendations fortreating the affected ground) to Dublin City Council

• The decontamination of sites prior to newdevelopment works taking place, and theprohibition of development until Dublin CityCouncil is satisfied that the affected ground hasbeen satisfactorily treated

Petrol Stations

Design and AmenityNew petrol stations and refurbished existing stationswill be required to have a high standard of overalldesign and architectural layout to ensure an attractivedevelopment, which integrates with, and complementsor enhances its surroundings. Standard corporatedesigning will have to be modified as required bylocal circumstances. The forecourt canopy shouldbe integrated into the overall design, and sited sothat it does not dominate the surrounding buildings.

Petrol stations will not generally be permittedadjoining residential areas, unless it can be clearlydemonstrated that no significant damage toresidential amenities will occur by reason of factorssuch as noise, visual obtrusion, safetyconsiderations or fumes and smells. Hours ofoperation will be limited in residential areas tobetween 6.00 a.m. and 11.00 p.m. Car-washingand turbo-drying facilities are to be sited so as notto interfere with residential amenities. Traffic safetystandards are set out in Appendix 21.

Use of Lighting Forecourt lighting, including canopy lighting, shouldbe limited to that which is necessary for the safeoperation of a petrol station. The use of high-leveland powerful lighting should be avoided wherepossible, and should not interfere with the amenitiesof adjoining premises.

Landscaping and ScreeningLandscaping, including trees or shrub planting andsuitable screening, shall be required to protect theamenity of the surrounding area and enhance theappearance of the development. A comprehensivelandscaping scheme will be required.

SignageSigns should be limited in number and design andlocated so as to generally form part of the buildingsor other structures on site. The placing of signs ofany description on footpaths, grass verges or anypart of a public roadway will not be permitted. Aproliferation of illuminated and non-illuminated signs,flags and bunting will not be permitted, as this leadsto clutter and detracts from the visual amenities ofthe area.

Ancillary Uses at Petrol StationsThe essential purpose of petrol stations is to providefacilities for the sale of fuels for vehicles. In view ofthe possible conflict between pedestrians andvehicles, the sale of goods from a petrol station mayonly be permitted as an ancillary small scale facilitywhich would remain secondary to the use as apetrol filling station and where it would not adverselyaffect local amenities and establishedneighbourhood shops and district centres.

The total area devoted to ancillary retail sales withina petrol station shall, in general, not exceed 60 sq. m.and shall be in scale with the size of the fillingstation. The forecourt store should be designed soas to be accessible by foot and bike, with properaccess for delivery vehicles.

Should a larger retail facility be proposed with awide range of goods, it will be treated as a shopand assessed accordingly. Subject to the provisionof adequate car parking, and there being noadverse impact on existing neighbourhood shopsand district shops in the vicinity or on the amenitiesof adjoining residential areas, the retail floor areamay exceed 60 sq. m. but should not in any eventexceed 100 sq. m..

Retailing activities shall be confined to the shop floorarea, except in the case of sales of domestic fuel,where some external storage shall be permitted.The external storage of gas cylinders, solid fuel,etc., shall be limited in area, and confined to strictlydefined, specifically designed compounds adjoiningthe shop/forecourt, subject to adequate measuresbeing taken for visual appearance, security, safetyand the requirements of the Chief Fire Officer.

Where it is proposed to include the sale of food onthe premises it shall be confined to food as definedunder “shop” in Section 2 of the Planning andDevelopment Regulations 2001 and will not includethe sale of hot food on or off premises except whereplanning permission has been granted for such use.



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15.35.0 Car Parking Standards The Dublin City Council area is divided into threeareas for the purpose of parking control, as shownon Map J. Parking zone 1 is generally within aninner city location where transport corridorsintersect, or that has significant interchangepotential. Parking zone 2 occurs alongside transportcorridors and the remainder of the city falls underParking zone 3. Parking is an integral element ofoverall land use and transportation policy within thecity, and the purpose of the parking standards setout in Tables 15.1 and 15.2 are to ensure that anappropriate level of parking is provided to serve newdevelopment. The tables specify the requisite levelof on site parking to be provided for residents, staffand visitors for various types of development.

Car parking provision in zones 1 and 2 is restrictedon account of the proximity of these locations topublic transport. An increased density ofdevelopment may be permitted in certain instancesin locations in zone 1 and those parts of zone 2where the development is in close proximity to goodpublic transport links.

The car parking standards set out in Table 15.1 shallbe generally regarded as the maximum parkingprovision and parking provision in excess of thesemaximum standards shall only be permitted inexceptional circumstances e.g. boundary areas, asdescribed below.

Notwithstanding the car parking standards specifiedin Table 15.1, in view of the potential conflictbetween the parking standards set for the DublinCity Council area and those outside the Dublin CityCouncil area, some variation of the standards setout in Table 15.1 may be permitted in locationsadjoining the Dublin City Council boundary.Specifically, permission for additional parking as partof large scale developments in such locations maybe granted on a temporary basis for a specifiedlimited period at the discretion of the PlanningAuthority. Where temporary sites are a problem,temporary parking could possibly be included, atthe discretion of the Planning Authority,underground or as a multi-storey, with a higherspecification, to allow for future conversion to analternative appropriate use upon expiry of thetemporary permission. Such an arrangement couldonly be considered in very rare circumstances andin locations and in accordance with circumstancesdescribed above, relating to additional parking closeto the Dublin City Council boundary. It is theintention of the Planning Authority that such

relaxations in car parking standards shall only applyuntil such time as a similar accessibility basedparking policy and parking standards as applicableto the Dublin City Council area are adopted by theadjoining Planning Authorities in the DublinMetropolitan Area. Zone 2 parking standards should be applicable inPrime Urban Centres as these areas are a focus forintegrated land/use/transportation and generallyallow for higher densities.

Parking provision below the maximum may bepermitted in certain instances subject to suchprovision not impacting negatively on the amenitiesof surrounding properties or areas and there beingno potential negative impact on traffic safety. Inaddition, the Planning Authority may require themaximum number of car parking spaces specified inTable 15.1 to be further reduced where it isconsidered that the surrounding road network is notsufficient to cater for the volume of traffic likely to begenerated by the proposed development. There is apredisposition to consider residential off street carparking, subject to design and safety criteria,particularly along Quality Bus Corridors (QBCs) andto facilitate traffic management proposals. It is anobjective of Dublin City Council to provide designstandards for gardens converted for parkingpurposes during the lifetime of the Development Plan.

Dublin DocklandsThe parking standards set out in Table 15.1 and15.2 will also apply to the docklands area with theexception of Dublin Docklands DevelopmentAuthority (DDDA) - Planning Scheme areas whereDDDA Planning Scheme parking standards should apply.

Service AreasService areas will be provided where appropriatewithin the curtilage of the site. These areas are to beused exclusively for service and delivery vehicles,details of which will be determined by the PlanningAuthority. In addition, premises shall be expected toprovide a sufficient amount of storage space. Forconvenience retail stores it is expected to be aminimum of 20%. Where no off street services or onstreet storage can be provided, it shall be arequirement of all new developments to submit fulldetails of all new deliveries both their time andfrequencies and manner to the Planning Authority.

Car Park LicensingDublin City Council will develop licensing of all publiccar parks within the canal ring to ensure the

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provision of casual and shorter stay business,shopper and visitor parking. Commuter andcontract parking is not acceptable in these facilities.Car park licensing will be employed to prescribecharges and opening hours and possibly spaceallocation.

Taxi parkingIt is the policy of Dublin City Council to facilitate thedevelopment of taxi ranks at various locationsthroughout the city. All applications for high densitynew development should include details of howtaxis can be accommodated.

Disabled Car Parking4% of car parking spaces provided should be setaside for disabled car parking.

In particular circumstances the Planning Authoritymay require a higher disabled parking contentdepending on the nature of development. Alldisabled parking should be allocated and suitablysign posted for convenient access.

Layout of Car Parking SpacesCar parking spaces should generally be sited withinestablished building lines in such a manner as toensure minimal injury to the amenity of adjoiningpremises. Where parking will be opened to publicview, adequate landscaping and tree planting mustbe provided to counteract the appearance of theparking areas. All car parking bays are to be clearlydemarcated in accordance with the design criteria inparagraph 15.35.8.

Multi-Storey Car ParksConstruction and layout standards for multi-storeyand underground car parks are as set out in thedocument, Design Recommendation for Multi-Storey and Underground Car Parks (current edition),published by the Joint Committee of the Institute ofStructural Engineers and the Institution of Highwaysand Transportation. (See Appendix 22).

Design CriteriaThe car parking standards in Table 15.1 and theassociated circulation and manoeuvring space mustbe provided within the curtilage of the building, clearof the carriageways and footways, whether public orprivate, giving access to the premises. The basicdimensions required for the layout of car parkingareas are as follows:

• Short term parking bays (for shopping centresparticularly) shall be 2.5 metres wide by 4.75

metres in length. In no instance shall a width ofless than 2.4 metres be accepted, even for longterm (office blocks) parking spaces.

• Parking bay widths for disabled persons will be aminimum of 3.0 metres wide by 4.75 metreslong. The number of spaces to be provided willbe determined by the Planning Authority inaccordance with Building Regulations (Part M)and any other relevant guidelines.

• Recommended aisle widths:



15.35.4

15.35.5

15.35.6

15.35.7

15.35.8

Parking Angle Preferred Width90° 7m (two-way aisle)90° 6m (one-way aisle)80° 5.25m (one-way aisle)70° 4.7m (one-way aisle)60° 4.2m (one-way aisle)50° 3.8m (one-way aisle)45° 3.6m (one-way aisle)

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TABLE 15.1 - CAR PARKING STANDARDS FOR VARIOUS LAND USES

Land Use Zone Car SpacesEnterprise and Employment/Offices/ 1 1 per 400 sq. m. GFA (Gross Floor Area)General Industry (incl. warehousing) 2 1 per 200 sq. m. GFA

3 1 per 100 sq. m. GFA___________________________________________________________________________________________Retail Supermarkets 1 1 per 400 sq. m. GFA

2 1 per 100 sq. m. GFA3 1 per 30 sq. m. GFA___________________________________________________________________________________________

Other Retail and Main Street, Financial 1 1 per 350 sq. m. GFAOffices (excl. retail warehouse) 2 1 per 275 sq. m. GFA

3 1 per 75 sq. m. GFA___________________________________________________________________________________________Industry 1 1 per 400 sq. m.

2 1 per 200 sq. m. 3 1 per 75 sq. m.___________________________________________________________________________________________

Warehouse Retail (non food) 1 1 per 300 sq. m.2 1 per 200 sq. m.3 1 per 35 sq. m.___________________________________________________________________________________________

Warehouse 1 1 per 450 sq. m.2 1 per 450 sq. m.3 1 per 200 sq. m. ___________________________________________________________________________________________

Residential 1 1 per dwelling (2 or more bedrooms)1 per 2 dwellings (one bedrooms units)

2 1 per dwelling3 1.5 per dwelling___________________________________________________________________________________________

Elderly Persons Dwellings/Warden 1 1 per 4 dwellingsSupervised Dwellings/Sheltered Housing 2 1 per 2 dwellings

3 1 per 2 dwellings___________________________________________________________________________________________ Youth Hostel 1 None

2 1 per 30 bedspaces3 1 per 15 bedspaces___________________________________________________________________________________________

Student Hostel 1 None2 1 per 20 bedspaces3 1 per 10 bedspaces___________________________________________________________________________________________

Residential Institution 1 None2 1 per 20 bedspaces3 1 per 10 bedspaces___________________________________________________________________________________________

Hotels and Guest Houses 1 1 per 4 rooms 2 1 per 3 rooms3 1 per 1 room___________________________________________________________________________________________

Clinics and Group Medical Practices 1 1 per consulting room2 2 per consulting room3 3 per consulting room



Land Use Zone Car SpacesChurches, Theatres, 1 1 per 100 seatsCinemas and Auditoriums 2 1 per 25 seats

3 1 per 10 seats___________________________________________________________________________________________ Restaurants, Cafés and Take Aways 1 1 per 150 sq. m. seating area

2 1 per 50 sq. m. seating area3 None ___________________________________________________________________________________________

Public Houses 1 None2 1 per 300 sq. m. NFA (Net Floor Area) 3 1 per 50 sq. m. NFA___________________________________________________________________________________________

Schools 1 None2 1 per classroom3 1 per classroom___________________________________________________________________________________________

Colleges of Further Education 1 None2 1 per classroom and 1 per 30 students3 1 per classroom and 1 per 30 students___________________________________________________________________________________________

Funeral Homes 1 4 off street parking spaces2 4 off street parking spaces3 4 off street parking spaces___________________________________________________________________________________________

Hospitals (In patient facilities)/ 1 1 per 3 patient bedsNursing Homes 2 1 per 2 patient beds

3 1 per 1 patient bed___________________________________________________________________________________________ Hospitals 1 1 per 150 sq. m.

2 1 per 100 sq. m. 3 1 per 60 sq. m.___________________________________________________________________________________________

Cultural and Recreational 1 1 per 400 sq. m.Buildings 2 1 per 250 sq. m.

3 1 per 100 sq. m.___________________________________________________________________________________________ Bowling Alley 1 None

2 1 per lane 3 3 per lanes___________________________________________________________________________________________

Driving Range 1 None2 1 per 2 bays3 1 per 3 bays___________________________________________________________________________________________

Night Club/Dance Hall/Dance Club 1 None 2 1 per 10 sq. m. floor area3 1 per 3 sq. m. floor area ___________________________________________________________________________________________

Other Cultural/Recreational and 1 Dependent on nature and location of use.Leisure Uses 2

3

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TABLE 15.2 - CYCLE PARKING STANDARDS FOR VARIOUS LAND USES(all areas quoted are gross floor area)

Land Use Zone SpacesEnterprise and employment 1+2 1 per 100 sq. m.

3 1 per 150 sq. m.___________________________________________________________________________________________Shops and main street financial offices 1+2 1 per 150 sq. m.

3 1 per 200 sq. m.___________________________________________________________________________________________Industry 1 + 2 3 per 1000 sq. m.

3 2 per 1000 sq. m.___________________________________________________________________________________________Residential (houses and apartments) All zones 1 per unit___________________________________________________________________________________________Hotels 1 Under 50 bedrooms

1 per 6 bedrooms Over 50 bedroom (minimum of 10 cycle spaces)1 per 10 bedrooms

2 1 per 12 bedrooms3 1 per 15 bedrooms___________________________________________________________________________________________

Hostels 1 per 3 bedspaces2+3 11 per 6 bedspaces___________________________________________________________________________________________

Clinic and group medical practices 1+2 1 per 2 consulting rooms3 1 per 4 consulting rooms___________________________________________________________________________________________

Churches, theatres, halls, cinemas, 1+2 5 per 100 seatsmultiplex cinemas 3 3 per 100 seats___________________________________________________________________________________________Restaurants and cafés 1+2 1 per 150 sq. m.

3 1 per 200 sq. m.___________________________________________________________________________________________Public houses 1+2 1 per 150 sq. m.

3 1 per 200 sq. m.___________________________________________________________________________________________Primary schools All zones 1 per 6 pupils___________________________________________________________________________________________Other education buildings All zones 1 per 3 pupils/students___________________________________________________________________________________________Funeral homes All zones As required___________________________________________________________________________________________Hospitals 1 1 space/4 hospital beds

2 1 space/5 hospital beds3 1 space/6 hospital beds___________________________________________________________________________________________

Cultural and recreational buildings 1 1 per 100 sq. m.2 1 per 150 sq. m.3 1 per 200 sq. m.___________________________________________________________________________________________

Multi-storey car park All zones At least 15% of the number of car parking provided___________________________________________________________________________________________

Train stations All zones 7 per number of trains at the two-hour peak period a.m.___________________________________________________________________________________________

Park and ride areas (bus) All zones 30% of all car parking spaces unless otherwise agreed___________________________________________________________________________________________

Bus interchanges All zone 2 per 100 passengers peak flow___________________________________________________________________________________________Public buildings 1+2 10% of the number of visitors per day

3 5% of the number of visitors per day.

Cycle Parking Secure cycle parking facilities shall be provided innew office blocks, apartment blocks, shoppingcentres, hospitals, etc., in accordance with thestandards set out in Table 15.2. Secure bicycleracks shall be provided in all cases where bicycleparking is deemed to be necessary by the PlanningAuthority. Such racks should be within 25 metres ofa destination for short term parking (shops) andwithin 50 metres for long term parking (school,college, office). All long term (more than three hours)cycle racks shall be protected from the weather.From a security viewpoint cycle racks should not belocated in out of the way locations.

Multi-Storey Car Parks and Cycle FacilitiesAll cycle facilities in multi-storey car parks will be atground floor level and completely segregated fromvehicular traffic. Cyclists should also havedesignated entry and exit routes at the car park.

Location of Cycle StandsCycle parking facilities will be conveniently located,secure, easy to use, adequately lit and well signposted. Weather protected facilities should beconsidered where appropriate. In addition, parkingshould be placed within a populated, wellsupervised area, and monitored by CCTV wherepossible.

SecurityCyclists should be able to secure both frame andwheels to the cycle parking stand. Secure cyclecompounds should be provided where feasible andin particular in large office developments, multi-storey car parks and railway stations.

Shower and Changing Facilities Suitable shower and changing facilities will be madeavailable in large scale developments incorporatinghigh amounts of cycle parking.

Financial Contributions In exceptional circumstances, where cycle parkingcannot be incorporated into the development, thedeveloper will be required to pay a financialcontribution in lieu of providing the cycle parking.Where a developer is unable or does not wish toprovide the specified number of cycle parkingspaces on site, a financial contribution in lieu will berequired towards the cost of providing such spacesoff the site, where such a relaxation is deemedappropriate by the Planning Authority. Such acontribution will be set at €400 for each cycleparking space.

Hours of Building OperationOn sites where noise generated by buildingoperations would seriously affect residential amenity,building operations must be carried out between0700 and 1800 hours Monday to Friday andbetween 0800 hours and 1400 hours on Saturdaysonly. No work shall be carried out on Sundays orBank Holidays.This does not apply to works onpublic roadways.

NoiseWhere it is considered that a proposed developmentis likely to create disturbance due to noise, acondition may be imposed by the Planning Authorityon any planning permission limiting the hours ofoperation and level of noise generation.



15.36.0

15.36.1

15.36.2

15.36.3

15.36.4

15.36.5

15.37.0

15.38.0

chapter 15 general site - development standards

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