Labour proposes new height strategy for Dublin
Issued : Saturday 5 December, 2009
Hi All! I thought I'd share the news from the Council on the Development Plan.
Labour got through a new height strategy on Wednesday night. FG abstained and FF and People Before Profit played the populist card (surprise surprise). Our proposal is also planning for a successful future for Dublin and a thriving centre which is the most sustainable model.
The City Council passed our motion on Wednesday (26 to 18) to build in a new height strategy for Dublin for the next Development Plan which goes out to public consultation on the 22nd December, 2009 for 10 weeks. This draft incentivises development and regeneration in the City Centre, along Mainline-Rail, Metro and Dart lines and in 10 areas designated for height and regeneration. It does not incentivise height or density in the outer City or along bus or Luas corridors.
The main provisions are as follows:
Inner City: Up to 8 storeys residential/6 storeys Office;
Outer City (outside the Canals): Up to 6 storeys res/4 storeys office;
Outer City & within 1 KM of a Mainline Rail/Metro or Dart station: 6 storeys res/6 storeys office.
This represents a change from the City Manager’s proposal and the proposal from FF/People Before Profit. The Manager proposed no distinction between inner and outer city and he suggested 8 res/6 office across the entire City. FF/PBP also argued for no difference across the City but suggested 6 Res/4 Office across the entire City. Our proposal also distinguishes between Luas & QBC bus stops and heavy rail/metro. Neither the Manager’s plan nor the FF/PBP proposal distinguished between those 2 categories of transport.
We are putting the incentive to build near rail & metro stations by allowing extra height near those stations. The thinking behind this proposal (which is only a proposal in a draft) is to make these distinctions to incentivise office and residential development in the core of the City. A developer will be allowed on average at least 2 extra storeys by building in the inner City (rather than the random office blocks we have seen in Ballsbridge, Donnybrook etc in the past) – this is more sustainable in the long run as 80% of residents living in the City walk to work. It’s also where the transport networks meet and where the City retail core is. A 4 storey office building will rarely be viable, so our Plan incentivises office development in the inner City or along Rail networks or in the designated areas.
The 7 Designated mid-rise zones (subject to Local Plans already agreed by Cllrs): Upto 16 storeys res/12 stores office:
· Phibsborough
· Digital Hub
· North Fringe
· Ballymun
· Pelletstown
· Park/West/Cherry Orchard
· Naas Road
The 3 Designated high-rise zones (also subject to Local Plans agreed by Cllrs): Heights in excess of 16 storeys res & 12 storeys office permitted:
· Docklands
· Connolly
· Heuston
In relation to Grangegorman, George’s Quay and Clonshaugh we agreed to treat these areas as low rise pending agreement by Cllrs of specific Local Plans which will determine the height and location of new buildings in these areas. In each case the height standards above are absolute maximums (unless a pre-existing building is being replaced in which case a building with the same number of storeys can be applied for). Density and plot-ratio guidelines cannot supercede these height standards. In addition, any individual application for a tall building is subject to the normal planning considerations of local character, streetscape, open space, daylight and the amenity of existing and future residents Finally, the general principles for Local Plans in the designated areas require exceptional design and exceptional delivery of local community gain to justify heights at the upper range of the limits.
This plan puts clarity back into planning when it comes to height and it makes it clear where developers should target their efforts. There is still plenty of work to do but I think this is progress in the right direction. Let me know what you think.
Cllr 
