Appendices
Appendix 1
Civic Design Guidelines
Appendix 1A
The Liffey Quays
The Corporation recommends that, where development is proposed
for the Liffey quays, it will take into consideration the need to:
a)
preserve the remaining historic fabric
b)
develop a more comfortable and secure environment for pedestrians
c)
introduce a more diverse mix of uses
d)
highlight the key landmarks and buildings
e)
develop strong physical and visual linkages to the IFSC and the
docklands.
Appendix 1B
Gateways to the City
In developing the gateways to the city, the Corporation will seek to
ensure that:
a)
the main transport nodes to the city will be made easily recognisable
b)
the routes from these nodal points will be clearly defined and made
pedestrian friendly and safe
c)
proper street frontages will be developed along the routes
d)
well-designed and attractive public spaces will be developed at the
entrances to the main transport nodes
e)
high-quality and transparent façades to the station buildings will be
developed to create a sense of occasion when the visitor arrives in
the city.
Appendix 1C
Pedestrian and Heritage Routes Guidelines
Short-Term Objectives
Route Granby Row / Parnell Square to St Stephen's Green via O'Connell
1
Street/Westmoreland Street and Grafton Street. A high degree of
pedestrian/public transport priority is to be provided for this route as
part of the millennium project.
Route Connolly Station to Collins Barracks and Phoenix Park along the
2
east-west pedestrian link through the HARP area. It will extend
through the Markets area, through the civic space of Smithfield, and
on to the National Museum at Collins Barracks. It will be an objective
to complete the pedestrianisation of Henry Street/Mary Street,
subject to agreement.
Route Merrion Square / Dáil Éireann to the Guinness Brewery via
3
Molesworth Street, Anne Street South and/or Duke Street,
Johnston's Court, Coppinger Row, Castle Market, Dublin Castle
(currently a barrier to east-west pedestrian movement), and the
Liberty Markets (Mother Redcaps, Iveagh and Meath Street Markets
and Francis Street)
Route Parnell Street (multiplex cinema) to Temple Bar via Jervis Street and
4
a new pedestrian bridge linking Ormond Quay to Wellington Quay
Route Merrion Square to Francis Street/Liberty Markets via St Stephen's
5
Green, Golden Lane and St Patrick's Cathedral (incorporating
Francis Street Environmental Improvement Scheme)
Route Thomas Street to Tara Street Station via Cook Street, Temple Bar
6
and Fleet Street
Route Nassau Street/Trinity College to Dublin Castle via Wicklow Street,
7
Andrew Street and Dame Lane (cycle/pedestrian priority scheme)
Route Guinness brewery to Trinity College via Thomas Street and
8
Christchurch
Route Marlborough Street to Tara Street/Trinity College via a proposed new
9
pedestrian bridge at Burgh Quay/Eden Quay
Long-Term Objectives
Route
10
Connolly Station to St Stephen's Green via Matt Talbot Bridge,
Tara Street Station, Pearse Station, Merrion Square, with
strengthened links to the Docklands
Route
11
Collins Barracks to Thomas Street via Heuston Station with a spur
to the Irish Museum of Modern Art via Cromwell's Quarters
Route
12
Mary Street to Cook Street coach park via Church Street/Bridge
Street
Route
13
Capel Street to Henrietta Street via Bolton Street
Appendix 1D
Radial Market Streets
The Corporation will seek to observe the following principles in
promoting the regeneration of the radial market streets, while
protecting and preserving buildings, structures and spaces of
architectural and historic interest:
a)
the attraction of a vibrant and diverse mixture of facilities - including
shopping, local offices, small-scale service and light industrial uses,
meeting places, and community facilities such as medical and social
welfare facilities - in order to ensure an adequate level of activity at
different times of the day and night
b)
the development of a good-quality public realm including the
provision of good-quality street furniture
c)
the introduction of standards to minimise the impact of through-traffic
and the conflict between pedestrians and vehicles, to control onstreet car parking, and to facilitate access for public transportation
and cyclists
d)
the provision of a safe and secure environment for everyone in the
community throughout the day and night
e)
the preparation of guidelines for the development of a well-designed
and transparent streetscape.
Appendix 2
Temple Bar
The Temple Bar area lies between the Liffey and Dame Street/Lord
Edward Street, and extends from Westmoreland Street to Fishamble
Street. Since the passing of the Temple Bar Area Renewal and
Development Act 1991, the area has been transformed into a
bustling cultural, recreational and residential precinct, which attracts
visitors in large numbers from all over the world. The Development
Plan seeks to build on these strengths, to protect both the urban
grain of the area and its functions, through refurbishment of existing
buildings, promotion of innovative modern architecture, and by
resisting large single-use developments.
Balance between Users and Sustainability
There is a clear need to develop a sustainable pattern of
development in the Temple Bar area. The planning objective is to
secure a suitable mix of day and night-time uses and activities so
that pubs, licensed premises, takeaways and similar forms of uses
are not in conflict with or dominating other land uses, including
cultural, residential and retail activities. The protection of residential
amenities is of primary importance. Conflicts arise due to noise,
traffic, hours of opening, delivery services and litter.
The objectives of the cultural policy for the Temple Bar area are to:
•
maximise and develop the widest possible audience and
participation for cultural activity in Temple Bar by taking advantage of
the opportunities presented by the clustering of such activity
•
explore new ways of enhancing the relationship between the public
and cultural activities
•
improve the opportunities for artists to engage in creative activities in
the Temple Bar area.
Policies and Objectives
TB1
To protect and develop the architectural character of the area,
both historic and contemporary, and to retain, through
refurbishment, as many of the existing buildings, including
listed buildings and interiors, as is practicable
TB2
To encourage infill development of a type that complements the
scale, height and general appearance of existing buildings
TB3
To retain, protect and strengthen the retail and general variety
and multi-use function of the area
TB4
To protect existing residential amenities and provide for
additional long-stay residential uses in the area, particularly on
upper floors
TB5
To protect and develop the cultural infrastructure in the area,
and maximise and develop the widest possible audience and
participation for cultural activity in Temple Bar
TB6
To explore new ways of enhancing the relationship between the
cultural activities and the public
TB7
To improve the opportunities for artists to engage in creative
activities in Temple Bar
TB8
To protect and develop the infrastructure and streetscape
through continued environmental improvements
The success of the Temple Bar area depends on the careful balance
between the variety of uses, in the interest of sustainability. There is
a growing concern that with continuing tax incentives, the balance
may swing too far towards large or concentrated public
house/restaurant/ nightclub uses. To secure a sustainable mix of
day-time and night-time uses and activities so that these uses are
not in conflict with or dominating other land uses, including cultural,
residential and retail activities, there will be a presumption against
the granting of planning permission for additional uses of this nature
and extension of existing premises for such uses
Accordingly, the following factors will be taken into account in the
assessment of development proposals for public houses, nightclubs,
restaurants, takeaways, hotels and hostels in order to achieve its
policies and objectives:
1
2
3)
Public houses / restaurants
a)
the effect of the proposed development on the amenities
of the area
b)
the effect of the proposed development on the existing mix
of land uses and activities in the particular locality where
the development is proposed
c)
the size and location of existing licensed
premises/restaurants in the vicinity
d)
hours of opening.
Hotels / nightclubs
a)
The composition of facilities within new hotels and
extensions should properly reflect the purpose of a hotel. In
this regard, facilities associated with the hotel, i.e.
reception desk, lobby, restaurant, bar, lounge, should be
proportionate to the overall size and function of the hotel.
b)
Further development of nightclubs will not normally be
permitted, either independently or as part of any new hotel,
in order to safeguard residential amenities, and to protect
and strengthen the retail and general variety of uses.
c)
It will be a requirement in the design of new hotels and the
conversion of existing premises to locate bar and lounge
facilities at first-floor level or to the rear. Such bar and
lounge facilities should be demonstrably in proportion to
the number of bedrooms provided.
Takeaways
a)
the adequacy of existing facilities for the sale of hot food for
consumption off the premises in the locality
b)
the cumulative effect of the proposed development on the
amenities of the area with particular reference to litter
management, hours of operation, noise control, parking
and traffic management, and also including any
inconvenience that would arise for existing business and
residences in the vicinity of the proposed development
c)
the effect of the proposed development on the existing mix
of land uses and activities in the particular locality where
the development is proposed
d)
the need to achieve a balance between the protection of
residential amenity and the fostering and support of lively
late-night entertainment and cultural activity. This will
require a carefully managed balance between day-time and
night-time land uses.
e)
the hours of operation of the proposed development
f)
the primacy of the use, i.e. whether it is intended as the
primary use or as an ancillary use.
Land Use and Physical Form
Large-scale, single-use developments will not be favourably
considered. Public-oriented uses, such as retail units, will be
preferred on the main pedestrian circulation routes.
New development shall respect the established plot widths and
achieve a scale appropriate to the area. Existing plot ratios, where
they are already high, shall not be exceeded. In all cases the plot
ratio will be considered, having regard to the amenity of adjoining
property, the street environment, rights of light and air space
requirements.
Use of stone steps or stone plinths to new buildings to complement
the existing stone pavement and setts will be required.
Plastic signs will not be permitted in the Temple Bar area.
Metal roller shutters and external boxes will not be acceptable.
Where security is a problem, additional security can be provided by
locating extra security screens internally.
Development control policies and standards outlined in chapter 14:
General Site Development Standards, and in the appendices, shall
apply where appropriate.
Appendix 3
Land-Use Class Definitions
The definition of various uses which appear in the land-use zoning are for guidance
only. Where applicable, the use class, as defined in the use classes set down in the
Second Schedule Part IV of the Local Government (Planning and Development)
Regulations 1994, is given.
Advertisements and Advertisement Structures
Any word, letter, model, balloon, kite, poster, notice, device or representation
employed for the purpose of advertisement, announcement or direction. The
definition includes any structure on which the advertisement is mounted, such as a
hoarding, scaffold, framework, pole, standard, device or sign (whether illuminated or
not), and which is used or intended for the use of exhibiting advertisements.
Agriculture
Use of land or buildings for the purposes set out in Section 2(1) 'agriculture' of the
Local Government (Planning and Development) Act 1963.
Amusement/Leisure Complex
A building, or part thereof, used for the playing of gaming machines, video games or
other amusement games as defined in Article 8 of the Local Government (Planning
and Development) Regulations, 1994. It may also include a bowling alley, quasar
complex, pool or snooker hall, and indoor children's play centre.
Bed and Breakfast
A building, or part thereof, where sleeping accommodation and breakfast are
available solely to residents. Such an establishment is distinguished from a guest
house, which is regarded as a more intensive form of land use where the possibility
of additional meals to be provided for residents exists.
Betting Office/Turf Accountant: Class 2
Premises, for the time being, registered in the Register of Bookmaking Offices kept
by the Revenue Commissioners, under the Betting Act 1931 (No. 27 of 1931).
Boarding Kennels
A building, or part thereof, or land used for the temporary accommodation of dogs
and cats for reward.
Buildings for the Health, Safety or Welfare of the Public
Use of a building as a health centre, hospital, hostel (where care is provided),
retirement home, nursing home, day centre and any other building for:
a)
the provision of residential accommodation and care to people in
need of care (but not the use of a dwelling house for that purpose)
b)
use as a residential school, college or training centre.
Caravan Park (Holiday)
The use of land for the accommodation of vehicle caravans or temporary chalets,
during the period from 1 March to 31 October each year, for holiday purposes only.
Car Park
A building, or part thereof, or land (not being part of the public roadway) used for the
parking of mechanically propelled vehicles, excluding heavy commercial vehicles.
Car parks may, if ancillary to a use such as recreation, be included within the
definition of the principal use.
Car parks are to be taken also as multi-storey and underground structures.
Car parks for public transport users: see under Park and Ride.
Casual Trading
Refers to on-street trading from pitches designated by the Corporation.
Cemetery
Land used as a burial ground and not under local authority control.
Childcare Facilities: Class 8
A playschool is for the education of children of a pre-primary school age and
includes play groups.
Childminding is defined as the single-handed care of not more than six children,
including that person's own children, in his or her own home. This category of
childcare is not covered by the provisions of the Childcare Act 1991 and the
regulations made thereunder.
Sessional Day Care: this category, which would include playschools and Montessori
schools, is defined as the provision of a service which offers a planned programme
to pre-school children for up to three and a half hours per day.
Full Day Care includes playschools, Montessori schools, crèches, nurseries and
after-school care, and is defined as the provision of a structured day care service for
children for more than three and a half hours per day.
Drop-in Centre is defined as a centre in a shopping centre, leisure centre or other
similar establishment which is provided as part of a customer/client service, and
where children are left for a short period of time while the parent or guardian is
availing of a service or attending an event.
Civic Amenity / Recycling Centre
A facility to which materials can be brought for sorting and subsequent recycling.
Cultural / Recreational Building: Class 11
A building, or part thereof, used for purposes of a concert hall/music hall, theatre,
conference centre, cinema, bingo hall, swimming pool, skating rink, gymnasium,
squash centre, health studio, and most indoor sports facilities not involving the use
of firearms or motorised vehicles. It also includes:
a)
an art gallery (but not for the sale or hire of works of art)
b)
a museum
c)
a public library or public reading room
d)
a public hall
e)
an exhibition hall
f)
a social centre, community centre, or non-residential club, but not a
dance hall or concert hall.
Education
a)
The use of a building, or part thereof, or land as a school, college,
technical institute, academy, lecture hall or other educational use.
Such activities may be controlled in particular land-use zonings
regarding hours of operation.
Where a building, or part thereof, on the same site as an educational
use or on an adjoining site, is designed for use or is used as a
residence for staff or pupils, such a use is regarded as educational.
b)
A distinction is made between establishments which do not offer
educational facilities of any kind after 6.00pm. Those that do may not
be regarded as compatible with local residential amenities. Where a
day-time facility offers night classes to the public or other than
daytime students, planning permission for a change of use will be
required.
Embassy
A building, or part thereof, or land used by a foreign government for diplomatic
purposes. The use may include a residential content for the staff of the embassy
which is ancillary to the embassy activities. The use does not include a foreign trade
delegation or trade office.
Enterprise Centre
Use of a building, or part thereof, or land for small-scale 'starter type' industries and
services usually sharing grouped service facilities.
Funeral Home
Use of a building, or part thereof, for the laying out of remains, the holding of burial
services, and the assembling of funerals. A building, or part thereof, used solely for
making funeral arrangements is considered to be an office use.
Garden Centre
The use of land, including buildings, for the cultivation, storage and/or the display
and sale of horticultural products and the display and sale of related goods and
equipment.
Garages
a)
Motor Repair: a building, or part thereof, or land used for providing
lubrication, repair or mechanical service to vehicles. It may also be
used for the supply of fuel, washing facilities and the sale of vehicles
or spare parts. (See also Petrol Stations.)
b)
Private: a building, or part thereof, or land used for the overnight
storage of cars on a private basis where no sales or services are
provided.
c)
Motor Sales Outlet/Showroom: a building, or part thereof, or land
used for the display and/or sale of motor vehicles, excluding the sale
of spare parts or accessories. A motor sales outlet is not a shop.
Golf Club
Includes pitch and putt courses, ancillary car parking and the provision of a
clubhouse.
Guest House: Class 6
A building, or part thereof, where sleeping accommodation, meals and other
refreshments are available to residents and non-residents, and which has a
minimum of five rooms and no more than nineteen rooms.
Halting Site
An area provided for residential use by members of the travelling community to
include both caravan parking and limited storage by members of the travelling
community residing on the site.
Heavy Vehicle Parks
Land used for the temporary parking (meaning overnight or a weekend) of heavy
goods vehicles but excluding the storage of containers or trailers unattached from a
cab.
Holiday Home
A residential building, or part thereof, which is rented/ contracted as accommodation
for short periods of time.
Home-Based Economic Activity
Small-scale commercial activities carried out by residents of the house being
subordinate to the use of the house as a single-family dwelling.
Hostel: Class 6
A building, or part thereof, which would provide meals, sleeping accommodation
and maybe other refreshments and entertainment to residents only, and is other
than a hostel where care is provided.
Hotel
A building, or part thereof, where sleeping accommodation, meals and other
refreshments and entertainment, conference facilities, etc., are available to
residents and non-residents, and where there is a minimum of twenty rooms en
suite. A hotel includes an 'aparthotel'.
Household Fuel Centre
Use of a structure or lands for the storage of solid fuel or bottled gas for retail sale.
Industry
An industrial building is a structure (not being a shop or a structure in or adjacent to
and belonging to a quarry or mine) used for the carrying on of any industrial
process. Uses are ancillary to an industrial use, e.g. car parks and offices are
included in the definition.
Industrial Process
Any process which is carried on in the course of trade or business other than
agriculture and which is for or incidental to the making of any article or part of an
article (including a vehicle, aircraft, ship or vessel, or a film, video or sound
recording), or the altering, repairing, ornamenting, finishing, cleaning, washing,
packing, canning, adapting for sale, breaking up or demolition of any article,
including the getting, dressing, or treatment of minerals.
Light Industrial Building
An industrial building in which the processes carried on or the plant or machinery
installed are such as could be carried on or installed in any residential area without
detriment to the amenity of that area by reason of noise, vibration, fumes, smoke,
soot, ash, dust or grit.
Science and Technology-based Industry
Knowledge-based processes and industrial activities (including ancillary offices) in
which research, innovation and development play a significant part, and which lead
to and accommodate the commercial production of a high-technology output, i.e.
data processing, software development, commercial laboratory, healthcare,
research and development, media recording and general media associated uses,
training, publishing, financial, administrative headquarters, film production,
telemarketing, teleservicing, light industry, enterprise centre.
Medical and Related Consultants
This applies to the use of part of a dwelling by a medical doctor or related consultant
or those engaged in paramedical consultancy. In either case, the practitioner must
also be the occupier of the dwelling.
Nightclub
A building, or part thereof, in which dancing or the performance of music or cabaret
with the service of food or beverages is the primary function at hours between
6.00pm and 6.00am.
Office
A building in which the sole or principal use is the handling and processing of
information and research, or the undertaking of professional, administrative,
financial, marketing or clerical work, and includes a bank or building society but not
a post office or betting office.
Open Space
Any land, including water, whether enclosed or not, on which there are no buildings,
or of which not more than 5% is covered with buildings, and the remainder of which
is laid out as a garden or for the purposes of recreation, or lies waste or unoccupied.
It also includes school playing fields, playgrounds, urban farms and forests.
Park and Ride Facility
Car park to facilitate the users of private cars to complete their journey by public
transport.
Petrol Station
A structure or land used for the retail sale of petrol, diesel, motor oils, car parts or
accessories, and the provision of minor services required in transit (air, water or car
wash). It excludes a commercial garage for motor sales but may include a retail
element, depending on location and subject to the controls outlined in chapter 14.
Pigeon Loft
Any structure, whether purpose-built or not, used for the housing of pigeons which
are kept for the purpose of pigeon racing or for any other purpose.
Public House
A building, or part thereof, or land licensed for the sale of intoxicating liquor to the
public, and may also include an off-licence premises as an ancillary use. Such
premises are regarded as business premises.
Place of Public Worship
A building, or part thereof, or land used as a church, chapel, oratory, mosque,
temple, synagogue, meeting house or other place of public devotion. It also includes
use of such a structure for the social or recreational activities of the religious body
using the structure. This definition also includes use as a monastery or convent.
Public Service Installation
A building, or part thereof, a roadway or land used for the provision of public
services. Public services include all service installations necessary for electricity,
gas, telephone, radio, television, drainage and other statutory undertakers: public
libraries, public lavatories, public telephone boxes, bus shelters, etc. The offices of
such undertakers and companies involved in service installations are not included in
this definition.
Recycling Facility
A building, or part thereof, or land for the provision of recycling facilities/treatment
for dealing with wastes such as packaging waste and harmful wastes (e.g. batteries,
oils and paints).
Residential
The use for human habitation of a building, or part thereof, including houses, flats,
bedsitting rooms and mews buildings.
Habitable house means a building or part of a building which:
a)
is used as a dwelling, or
b)
is not in use, but when last used, was used, disregarding any
unauthorised use, as a dwelling, or
c)
was provided for use as a dwelling but has not been occupied.
Restaurant
A building where the primary function is the sale of meals/refreshment for
consumption on the premises.
Scrapyard
Land used for the reception, dismantling, packing and storing of waste and used
materials and goods before transport for processing and recycling elsewhere.
Shop: Class 1
Means a structure used for any or all of the following purposes:
a)
for the retail sale of goods
b)
as a post office
c)
for the sale of tickets or as a travel agency
d)
for the sale of sandwiches or other cold food for consumption off the
premises
e)
for hairdressing
f)
for the display of goods for sale
g)
for the hiring out of domestic or personal goods or articles
h)
as a launderette or dry cleaners
i)
for the reception of goods to be washed, cleaned or repaired where
the sale, display or service is principally to visiting members of the
public.
It does not include use:
a)
for the direction of funerals or as a funeral home
b)
as a hotel, a restaurant or a public house
c)
for the sale of hot food for consumption off the premises or to any
use to which Class 2 or 3 of Part IV of the second schedule, Local
Government (Planning & Development) Regulations, 1994, applies.
Shop: Neighbourhood
A neighbourhood shop is one which primarily serves a local community and does
not generally attract business from outside that community.
Shop: District
A shop (excluding retail warehousing) which is larger in scale and more varied in
what it may sell than a neighbourhood shop, and therefore serves a wider area,
including the district centres.
Shop: Other
A shop (excluding retail warehousing) which is larger in scale than either a district or
neighbourhood shop, and serves a city-wide catchment area.
Takeaway
A structure used for the sale of hot food for consumption off the premises.
Tea Room
Use of a building, or part thereof, for the sale and/or consumption of tea, coffee and
light refreshments only, and is not a full restaurant facility.
Training Centre
Use of a building, or part thereof, or land for the training or retraining of persons of
an industrial or service nature.
Transfer Station
A structure or land, usually enclosed and screened, and which is used for the
temporary storage of refuse and waste materials pending transfer to a final disposal
facility or for reuse. The definition includes a baling station, recycling facility, civic
amenity facility, materials recovery facility, and materials recycling facility.
Transport Depot
Use of a building or land as a depot associated with the operation of transport
business to include parking and servicing of vehicles.
Veterinary Surgery
Use of a building, or part thereof, or land as a clinic or surgery for the treatment and
care of animals. If animals are housed on the premises overnight or longer, the use
is not consistent with adjoining residential amenity.
Warehousing: Class 5
A structure, or part thereof, where the business, principally of a wholesale nature, is
transacted and where goods are stored or bonded prior to distribution and sale
elsewhere.
Warehousing: Retail (non-food)
A building, or part thereof, selling goods such as vehicles, caravans, boats, building
materials, gardening products or DIY products.
Appendix 4
Guidelines for Apartment Development
Introduction
The purpose of these guidelines is to advise applicants of Dublin Corporation's
requirements for the provision of new residential development. It applies to all forms
of residential development throughout the city, and should be read in conjunction
with the residential policies and the development control standards.
Apartment size
a)
The minimum floor areas required for apartments are set out below.
The planning authority shall encourage the provision of apartments
which exceed these minimum requirements.
b)
It is the intention of the planning authority to monitor and, where
appropriate, to review these minimum requirements during the life of
this Plan.
c)
The following minimum floor areas are required for all apartments:
__________________________________________
Apartment type
Minimum floor area
One bedroom
38m²
Two bedroom
55m²
Three bedroom
70m²
__________________________________________
Amalgamation of Apartment Units
In order to ensure a degree of flexibility, the floor plans of small one and twobedroom apartment units shall be so designed that at a later date they can be
amalgamated to form larger two and three-bedroom units, without excessive
disruption to the structure of the building. This is intended to allow for changes in the
size and mix of apartments in the long term, which reflect changing requirements
and demands of occupants.
Internal Floor Space
a)
All rooms should be of a reasonable shape and proportion and have
adequate space for normal living purposes. The shape and layout of
rooms should maximise the amenity of residents.
b)
All living rooms, kitchens and bedrooms should minimise overlooking
of adjoining/adjacent residences, and should be so located so as to
avoid facing towards nearby high boundary or gable walls.
c)
In the case of conversions, partition walls within and between
residential units shall not cut across windows.
d)
The minimum size of rooms required for new developments and
conversions in all instances are to be as set out in the current
Guidelines on Residential Developments in Designated Areas
(Department of the Environment, 1995). In all cases, the minimum
size of bathroom shall be 4m², and the minimum size of kitchen area
shall be 5m². Depending on site factors, the scale of the
development and location, the planning authority may insist on the
provision of a high proportion of apartments which exceed these
minimum requirements.
e)
The minimum size of bedrooms shall be 6.5m², which is the
minimum size of a habitable room required by the Building
Regulations. Bedrooms from 6.5m² to 10.2m² shall be calculated as
one bed space. Bedrooms of 10.2m² and greater shall be calculated
as two bed spaces.
f)
All dwellings units shall have at least one bedroom which is a
minimum of 10.2m² in floor area.
g)
It is the intention of the planning authority to monitor and, where
appropriate, to review these minimum requirements during the life of
this Plan.
Individual Storage Facilities in Apartment Developments
a)
All apartments shall be provided with a designated internal storage
space, separate to the area containing the water tank and the hot
water cylinder, and designed to permit ready access and use.
b)
The minimum space requirements are as follows:
__________________________________________
Apartment type
Storage space required
One bedroom
1.5m²
Two bedroom
2.5m²
Three bedroom
3.5m²
__________________________________________
Internal Design and Layout of Apartment Schemes
a)b)
In the event of communal facilities (including open space, washing and drying
areas, refuse store, car parking) being provided at basement level or above
ground-floor level, provision shall be made for access for all to these facilities.
Daylight and Sunlight
a)
The planning authority considers that all buildings should receive
adequate daylight and sunlight. Careful design of residential
buildings, where the amount of incoming light is important, can
ensure that sufficient sunlight can enter main rooms to provide
comfort and also reduce the need for artificial lighting.
b)
In apartment developments, consideration should be given to
including as many dual-aspect apartments as feasible.
c)
All habitable rooms should be naturally ventilated and lit, and living
rooms and bedrooms should not be lit solely by roof lights.
d)
Development should be guided by the principles of Site Planning for
Daylight and Sunlight: A Good Practice (British Research
Establishment Report, 1991).
Space Around Residential Buildings
a)
All proposals for residential developments, particularly apartment
developments, shall provide for an acceptable distance between
residential blocks to provide sustainable residential living and open
spaces in these schemes.
b)
The relationship between each residential building and other
buildings must be such that blocks are not located too close to one
another to result in mutual overlooking, loss of daylight penetration
into apartments, or shadow effect, and which would also result in
minimal light penetration into any internal open space provided.
Open Space Guidelines
Balconies
a)
To optimise the amenities of residential units, favourable
consideration will be given to the provision of private balconies, in
addition to other on-site private open space provision, subject to
these balconies being in keeping with the overall composition of the
building and not being injurious or out of keeping with the
streetscape. In general, it may be preferable that projecting
balconies should be located away from elevations overlooking the
street or public road.
b)
In all cases where a balcony is not projecting over the street, a
private balcony of reasonable usable size, with a minimum floor area
of 2 x 1.5 metres of solid concrete base construction, good
orientation and outlook, will be required for each residential unit.
Roof Gardens
a)
In order to maximise opportunities for the provision of open space,
favourable consideration shall be given to the development of roof
gardens.
b)
Roof gardens shall be provided with secure boundary treatment,
which shall be set back from the parapet line as required. Additional
windbreaks should be provided where appropriate. In certain cases,
the planning authority may require a slated or tiled roof on the
elevation facing the street for urban design reasons.
c)
In order to provide a safe environment, it is desirable that the roof
garden be overlooked by a number of residential units.
d)
Roof gardens shall be laid out in a manner to provide usable passive
recreational amenities for the residents of the development.
Consideration shall be given to the provision of access to roof
gardens to all.
Refuse Storage
a)
Refuse storage for apartment developments and other residential
developments should be addressed at the design stage for all
schemes. In order to prevent the use of balconies and communal
areas for the storage of individual refuse, residents must be provided
with an easily accessible facility for the disposal and storage of their
waste.
b)
In apartments and other tightly planned developments, communal
provision is desired. In all cases of communal provision of these
facilities, the storage and handling of refuse should conform to BS
5906 (code of practice for storage and on-site treatment of solid
waste from buildings). Communal waste containers should be not
less than 0.75 cubic metres. Communal waste compartments or
shelters should have at least 2.1 metres clear headroom throughout.
c)
Purpose-made compartments or shelters for containers should be
not less than one cubic metre per dwelling unit, and the height
should facilitate deposit without withdrawing the container. Shelters
for houses and small apartment blocks with open space should be
located in the open air, but in shade and away from windows and
ventilators.
d)
The collection point should be accessible to the external collector
and to the resident. Horizontal travel distance to a shelter or
collection point should not exceed 20 metres. Where travel distances
exceed 20 metres, additional collection points should be provided.
There should be direct access from the street to the shelter or
collection point.
e)
In apartment schemes of more than four storeys in height, the use of
refuse chutes should be addressed. These should be provided with
adequate hygiene and management arrangements for same. In
residential schemes where the communal waste containers are
located in the basement area, refuse chutes could be provided at
ground-floor level (adjacent to the entrance/lift areas) to encourage
and facilitate residents to dispose of their waste in these containers.
Appendix 5
Road and Footpath Standards for Residential
Development
In general, where houses are on both sides of the road, the minimum width should
be 6.5 metres with two 1.8 metre footpaths. Where houses are on one side only, the
minimum width of road should be 5.5 metres with a 1.8 metre footpath on the side
next to the houses, and a footpath or rubbing kerb on the opposite side, depending
on likely pedestrian usage. Roads in housing areas which are intended for use as
bus routes should be 7.5 metres wide, with 2.5 metre footpaths.
Where only one footpath is deemed by the planning authority to be necessary, a
brush kerb of 0.5 metres shall be provided. Where appropriate, measures for trafficcalming should be included in the design of all new housing estates.
The planning authority will adopt a flexible attitude in regard to restricted road widths
over short lengths where no other practicable solution is possible. However, this
flexible attitude will not apply where it is not possible to provide an access of
sufficient width to comply with safety and engineering requirements.
Building set-backs at the front of houses shall be such as to provide for off-street
parking either to the front or to the side of the dwelling. Where off-street group
parking is provided in innovative layouts, building lines can be reduced to 2 metres
to allow provision for a privacy strip and/or landscaping. Reductions in building lines
to the front of dwellings should be compensated for by extra provision at the rear.
Garages may be set back at the side of a house to allow for parking behind the
building line.
Where driveways are provided, they shall be at least 2.5 metres or, at most, 3.6
metres in width, and shall not have outward opening gates. The design standards
set out in the planning authority's leaflet Parking Cars in Front Gardens shall also
apply. In residential developments, a turning bay/parking area for all vehicles,
including public service vehicles, shall be provided, and such roadway/turning area
shall be designed to the standards set down by Dublin Corporation.
A 1.8 metre footpath shall be provided where large open spaces abut site roadways,
in the interests of safety. On all large open spaces, a suitable boundary treatment
shall be provided, including landscaping treatment.
Internal roads within housing estates shall have, in general, a junction radii not
greater than 3 metres. However, a junction of a housing access road with a main
road should have a radius of 6 metres. If the housing access road is a bus route, a
radius of 10.5 metres shall be provided.
Appendix 6
Guidelines for Residential Development
Introduction
Dublin Corporation has produced a pamphlet on residential extensions. This
appendix summarises the main physical and visual criteria which would be
important in assessing a proposal to extend a dwelling house:
a)
protection of privacy of adjoining properties
In order to protect the privacy of adjoining properties a distance of 22
metres should be retained between opposing rear windows where
possible. Windows should not be positioned in side elevations so as
to directly overlook adjoining gardens. The use of a flat roof over an
extension as a balcony can cause severe overlooking of adjoining
properties, and would not normally be acceptable.
b)
maintenance of daylight and sunlight for adjoining properties
Large single-storey extensions to semi-detached or terrace houses
can, if they project too far from the main rear elevation, result in a
loss of daylight to neighbouring houses. Orientation can have an
important effect upon sunlight. Owing to the problems created by
two-storey rear extensions to terrace and semi-detached houses,
they are generally found to be unacceptable because of the adverse
effect on daylight and sunlight levels enjoyed by neighbouring
properties.
c)
maintenance of a reasonable outlook for adjoining properties
d)
maintenance of front building lines
Front extensions which significantly break the building line would not
normally be acceptable.
e)
appearance of proposed extension
The extension should not dominate the existing building and should
normally be of an overall shape and size to harmonise with the
existing building and adjoining buildings.
The facing materials should ideally be the same as those used on
the existing building.
Features such as windows and doors on the new extension should
relate to those on the original building.
The extension should be roofed to match the existing building, both
in shape and use of materials.
When extending in the roof, the size of the dormer windows should
not be detrimental by reason of design and massing to the form of
the existing roof and should not be located on the front elevation.
Dormer windows should be subordinate to the existing roof, and,
where possible, follow the vertical lines of the existing doors and
windows below. The roof extension should not be higher than the
existing roof line.
Porch extensions should not be located too close to existing
windows, and where front doors are paired, a joint scheme with the
neighbouring owner should be considered. Pitched roofs would be
considered preferable, and attention should be paid to the scale and
materials used. The design should complement the main house.
Garage extensions should generally be set back from the face of the
existing house. Where possible, they should follow the roof shape
and materials of the existing building.
Appendix 7
Guidelines for Childcare Facilities
Adequacy of Premises
Sessional Services
__________________________________
Age of child
Floor area per
child
0-6 years
2.0m²
__________________________________
Full Day Care
__________________________________
Age of child
Floor area per
child
0-1 years
3.70m²
1-2 years
2.80m²
2-6 years
2.32m²
__________________________________
Drop-in centre
__________________________________
Age of child
Floor area per child
0-6 years
2m²
__________________________________
The space requirements set out above relate to clear floor space per child. Clear
floor space means that area available for children's play, and movement and should
not include furniture or permanent fixtures. Extraneous areas such as kitchens,
toilets, sleeping and other ancillary areas are deemed to be separate.
Adult:Child Ratio
Sessional Services
__________________________________
Age of child
Adult:child ratio
0-6
1:10
__________________________________
Full Day Care
__________________________________
Age of child
Adult:child ratio
0-1 years
1:3
1-3 years
1:6
3-6 years
1:8
__________________________________
Drop-in centre
__________________________________
Age of child
Adult:child ratio
1-6 years
1:8
Under 12 months
1:3
__________________________________
Childminders
Not more than six children under age 6 years (including the minder's own children)
and no more than three of these should be under 1 year of age.
Appendix 8
Guidelines for Pigeon Lofts
Location
Pigeon lofts should be located as far as possible from neighbouring dwellings. In
general, they should be a minimum distance of 5 metres from adjoining residential
premises, but in locations where this is not possible, the particular circumstances of
each case will be considered.
Construction
Pigeon lofts should be of sound construction with a concrete floor or sub-floor. They
should be constructed so as to ensure ease of cleaning and to provide adequate
ventilation, while being secure against rodents.
Design
The external design and finish of pigeon lofts should be of good quality and they
should be maintained in good condition.
Height and Area
The appropriate size of a loft would depend on the nature of the property and the
proximity of neighbours. As a general rule, pigeon lofts should not exceed 25m² in
area, and should have a maximum height of 3 metres with a pitched roof, or 2.5
metres with a flat roof.
Restrictions
In no circumstances will an open loft be permitted. (An open loft is one which
pigeons may enter or leave at any time.)
Appendix 9
Guidelines for Industry, Warehousing and
Business Park Developments
Where the carriageway width of the adjoining public road is less than 9 metres, the
width of each vehicle-access opening to factories and similar premises (other than
petrol stations) may, subject to planning permission, be increased to 9 metres,
provided they are suitably located with respect to road junctions or to similar
openings in adjoining premises. Generally, the building line must be at least 11
metres from the road boundary.
A main access road, likely to be used as a bus route, must have a minimum width of
14 metres, comprising a 9 metre carriageway and two 2.5 metre footpaths. All side
roads, including cul-de-sacs should have a minimum width of 12.5 metres,
comprising a 7.5 metre carriageway and two 2.5 metre footpaths. The latter
standard is required in order to facilitate the laying of services in footpaths.
In the case of a proposed development of major significance or in areas of particular
urban quality, early consultation with the planning department on design matters is
advisable.
Appendix 10
Guidelines on the Provision of Childcare
Facilities in Shopping Centres
Centres greater than 10,000m² shopping floor area shall be provided with childcare
facilities, consisting of both changing/feeding facilities, and supervised selfcontained play areas for young children.
The changing/feeding facilities will contain washing, hand-drying, waste disposal,
and bottle-warming equipment and will be located in reasonably prominent
positions. Freedom of access to the facilities will be available to adults and children
of both sexes. All facilities are to be located at ground-floor level. The requirements
and acceptable standards relating to individual proposals will be determined in
consultation with Dublin Corporation but will not be less than those described
above. Advisory notes will be available with details relating to standards of provision
and design of facilities.
In assessing proposals for new shopping developments, the Corporation will be
guided by the provisions contained in the General Policy Directive of 1982 (S.I. No.
264 of 1982).
Appendix 11
Guidelines on Shopfront Design
General Design
Traditional shopfronts are frequently based on classical architectural features,
adapted to the practical needs of shops and by changing fashion. A typical
shopfront would comprise a display window (often divided with decorative glazing
bars or mullions and transoms) surrounded by a stall-riser below, pilasters on each
side, and a fascia (for signage) above. The door was often recessed beside the
window. Decorative corbels or consoles were used at each end of the fascia. Good
proportions and attractive designs were achieved by following these principles. The
style of decoration has varied over the years, and at different periods classical,
gothic, art nouveau and other styles have been used.
In the case of modern shopfronts, creative interpretation of traditional design
principles can create innovative designs, so generating visual interest whilst not
detracting from the property or area generally. Dublin Corporation accepts that
retailers wish to trade on the basis of house colours and styles. However, a retailer's
corporate identity should be balanced against the need to enhance the quality of an
individual property or shopping area.
The following is a set of guidelines to ensure that all shopfronts are of a high-quality
design and that they do not detract from the appearance of the street scene. It is not
intended to stifle original design, but aims to establish general principles, which, if
followed, should result in an attractive, well-designed frontage. Specific guidance is
also given for shopfronts on listed buildings and within conservation areas.
The Design of a Shopfront - a Checklist
1
Relationship of Shopfront to Building Overhead
The design of a new shopfront should relate to the architectural
characteristics of the building of which it forms part. It should relate
sympathetically to the upper floors in structural concept, proportion,
scale and vertical alignment. Existing features of the building such as
string courses, arches, plaster detailing or existing fascias and
pilasters provide an opportunity to pick up and identify elements to
be reflected in the design of the shopfront. Texture and colour of
materials are important considerations in integrating new shopfronts
with older buildings.
2
Relationship of Adjoining Buildings
New shopfront design must respect the scale and proportions of the
streetscape by maintaining the existing grain of development along
the street and respecting the appropriate plot width. Large expanses
of undivided glass are generally not appropriate. Long runs of
horizontal façades should be broken up by elevational modelling and
vertical division or features. It is important to relate to the fascia
heights of adjacent shops.
3
Shopfront Framework
It is important to create a good visual frame for the shopfront. This
will generally be formed by the pilasters, fascia and stall riser. A
successful framing helps to contain the shopfront, and provides a
context for composing the shopfront elements within.
4
Materials
The choice of materials should complement the architectural
character of the building and integrate with the overall visual unity of
the street scene. The decision to build a traditional shopfront or a
modern one will, to a large extent, dictate the type of materials used.
Timber is the most appropriate material in historical buildings, but a
high level of attention to detail and standard of craftsmanship is
required. The overuse of reproduction styles is not to be
recommended, and the Corporation wishes to encourage more
examples of well-designed, imaginative, modern shopfronts.
Some materials, including plastics, reconstituted stone, and
aluminium, can look visually bland especially when used in a single
plane. They can be improved with the introduction of effective
modelling, detailing, and the use of appropriate features. Modernstyle shopfronts tend to use a severe framing combined frequently
with a simple glass screen or butt-jointed glass planes. Existing
stone fascias and pilasters provide excellent framings, within which a
modern treatment can be inserted, the older traditional materials
providing a good foil for modern display and lighting.
5
Stall-Risers
It is desirable to provide a stall-riser on shopfronts of at least 600
millimetres in height for visual reasons and to provide security
protection from fouling by dogs and splashing from the feet of
passers-by. This should be carried out in a durable material. The use
of the public footpath for security stanchions or roller shutter
fittings/fixtures is not acceptable. The stall-riser frequently aligns with
the plinths of the pilaster. A stall-riser also increases security,
reducing the likelihood of the shopfront being rammed by vehicles in
order to gain access to the goods on display. Timbers should never
run directly to the ground. If timber stall-risers or pilasters are
preferred, a small, stone, recessed plinth should be provided
between the timber and the ground.
6
Fascia
The design of the fascia is a key element in shopfront design. In
traditional shopfronts the depth of the fascia, i.e. from the cornice to
the top of the window, is always quite small. In the main streets of
the city centre, the overall height of the shopfront is frequently
between 4 and 5 metres. The potential for elegance and verticality
can be exploited by running the window high up to the underside of a
narrow fascia band.
The existence of an over-deep fascia area can completely spoil
shopfront proportion. Overall fascia panels should be provided as an
integral part of the shopfront, and should be of a depth appropriate to
the size of the building and the proportion and the length of the
shopfront. The construction of fascias extending above the level of
first-floor window sills, and the obscuring and defacing of windows or
other architectural details, such as string courses, friezes, cornices,
is unacceptable.
7
Fascia Lettering
The fascia contains the main shop name, and the design of the
lettering should be an integral part of the shopfront design.
Generally, individually mounted lettering or hand-painted lettering is
required. Letters of more than 400 millimetres will not normally be
acceptable. The letters can be illuminated by either concealed neon
tubing or by rear illumination. Letter design should be simple and
legible. If spotlights are used, the arms should be short and the
hoods of the lights treated to match with the background. The
advertisement of brand products on the fascia is not permitted. Any
other corporate advertising signage will be strictly controlled and
where permitted must be discreetly integrated into the overall design
of the building.
8
Security
Roller shutters are not exempted development on or in front of the
building line, and their erection requires planning permission.
Shutters should be provided in such a way that no part of the shutter
or its casing extends beyond the face of the building. The ideal
location for the shutter is behind the window display area. In cases
where this is not possible, provision should be made for roller
shutters behind the line of the glazing, where open-grille shuttering
or a see-through screen should be used. Recent developments
include the design of a lightweight see-through screen which can be
fitted to most existing shutter housings. In the case of external
shutters, they should be treated with a colour to match the colour of
the main shopfront materials, prior to erection. No security fittings
should be visible during opening hours. The use of traditional timber
shutters which are much more sympathetic to the character of the
shopping area after closing time will be encouraged. As the image of
a street is often reinforced by after-hours window shopping, the use
of shutters should be delayed as late as possible.
Alarm boxes should be sensitively designed and located on the
building. Wiring should be integrated and redundant wiring removed.
Wiring ducts should not be planted onto the face of the building.
9
Flooring Material
The flooring material at the entrance to the shop has an important
visual impact. The pattern, colour and texture should complement
the overall shopfront, and provide an attractive link with the interior
treatment. The light-coloured, small-scale ceramic tiles used
extensively are not the most appropriate. Stone materials are
preferable. Steps should be avoided.
10
Window Frames, Doors and Entrances
Timber window frames are appropriate in a traditional context, and
also work well when combined with stone. Modern materials such as
plastic-coated aluminium can be acceptable, depending on the
situation and the colour used. In a modern shopfront, door handles
can be creatively used to introduce a feature. Shop doors are always
required. The size of door opening in a shopfront depends on the
relationship of the opening to the width of the shopfront. The
provision of doors helps to discipline an unacceptable trend towards
wider entrances without any doors. In any case, a minimum window
element parallel to the street and on the building line will be required.
11
Colour
Strong colours are a feature of traditional shopfronts. The colouring
of a shop should be determined by the need to harmonise with the
rest of the building and the streetscape. Generally, timber work
should be painted, with detailing picked out in a contrasting colour.
The use of stain and varnish finishes should be avoided, as the highquality finish is seldom achieved and there is a continual problem of
maintenance in the long, wet Irish winter.
12
Canopies
If sun canopies are required, they should be incorporated into the
design of the shopfront with the blind box recessed. Only traditionalstyle, canvas, open-ended blinds are acceptable. Perambulatorstyle, closed-end canopies, which seriously reduce the view to
adjacent shopfronts, are also out of character with the Irish-style
shopfront. Advertising on the blind is not permitted.
13
Projecting Signs
When projecting signs become over-used in a locality they become
counter-productive, and, in the process, destroy the streetscape. In
general, they must be severely limited to protect the environmental
quality of the streetscape and the character of individual buildings.
Where they are appropriate, they should be of high-quality materials
and design. Hand-painted timber (or stove enamelled metal) signs
are superior to the general run of plastic-style signs. In conservation
areas and on buildings of major architectural character, projecting
signs on a black background with gold lettering and containing a
limited amount of primary colour will be more sympathetically
considered than signs based on mass-produced products.
14
Corporate Images
Commercial interests which have adopted a corporate image will not
necessarily be allowed to use their standardised shopfront design,
'corporate colours' and materials. Compatibility with individual
buildings and with the street scene will be considered more important
than uniformity between the branches of one company.
15
Street Number
The Corporation wishes to encourage the use of well-designed street
numbers on the shopfront, and requires that these be provided.
16
The Day-to-Day Retail Operations of Shop Units
The following considerations are relevant to the operation of shop
units and the design of the shopfront:
17
a)
Designs consisting of the permanent removal of the
shopfront and the creation of an opening uncharacteristic
of the street are not acceptable.
b)
Direct trading onto the pavement from a shopfront left
open, as above, or through openings is not permitted.
c)
Use of the public footpath for casual advertising (e.g. freestanding sandwich boards) or goods display will be
enforced against.
d)
The broadcasting of music and/or speech and the emission
of noxious fumes from premises is unacceptable.
e)
A long-term display of flags, bunting, banners, coloured
lights, neon strips and similar devices is not acceptable and
will be refused, particularly on listed structures and in
conservation areas.
f)
In newsagents, etc., provision should be made internally for
the delivery of newspapers to avoid the need to erect bulky
security boxes on the outside of the shopfront.
Access
Provision should be made in the design to provide access for all. The
removal of steps at the entrance is the most obvious point in this
regard.
Conservation Areas and Listed Buildings
The guidance in the following paragraphs will apply in these circumstances. In
addition to the provisions detailed below, further guidance is available in the
Department of the Environment's Conservation Guidelines No. 14: Shopfronts.
Original, traditional shopfronts which are of architectural or historic value (including
existing decorative features such as pilasters, corbels, mouldings and console
boxes) must be retained and restored. Unsympathetic shopfronts should be
replaced.
Corporate imaging will be restricted and should in keeping with the period and
architectural style of the building concerned and with the street scene generally.
Materials, finishes and colour schemes should be sympathetic to and enhance the
character and appearance of the conservation area and/or listed building.
Solid external roller shutters are considered to have a detrimental effect on the
character and appearance of listed buildings and conservation areas, and their
installation will be refused. Laminated glass and open mesh grilles of an open lattice
type will be permitted, provided they are colour co-ordinated and respect the colour
of the original shopfront.
Large undivided window areas should be avoided, and glazing bars should be used
to punctuate larger window areas.
The insertion of new shopfronts into houses or other buildings without existing
shopfronts will be resisted.
Fascia signs must be in keeping with the character of the shopfront and the building
as a whole. Externally illuminated or non-illuminated signage should be used.
Normally, internally illuminated signage will not be permitted. The use of neon
should be avoided.
Canvas blinds are often characteristic features of historic shopfronts and should,
therefore, be retained or replaced using a similar design. Fixed, rigid canopies are
not suitable for use on listed buildings or in conservation areas.
Appendix 12
Guidelines for Mixed-Use Development
1
General Criteria
In considering proposals for such developments, the determining
factor will be the protection of residential amenity in the immediate
vicinity of the development, and the type and nature of any ground
and first-floor uses. All proposals for such developments shall be
considered against criteria which must be satisfied in assessing
proposals for ground-floor uses, either for residential use or for nonresidential purposes. These criteria will include factors such as levels
of noise and air pollution, security and the established character of
the area.
2
Floor-to-Ceiling Height
Where commercial use is the preferred option, acceptable floor-toceiling heights may be specified by the planning authority. This may
include additional height to accommodate any venting or ducting
which may be necessary.
3
Mix of Uses
In all mixed-use developments, regardless of the criteria, and in the
interests of residential amenity, certain specified uses shall not
normally be permitted. These include takeaways, laundries and dry
cleaners, shoe-repair shops, print shops and car-repair workshops.
Where restaurants are proposed, arrangements shall be made for
the satisfactory control of all noise and odour emissions, and for the
storage and disposal of waste. These arrangements shall be
integrated into the design of the structure at the construction stage.
This list is not all-inclusive.
4
Access for Services/Deliveries
All access to non-residential uses should be separated from any
residential car parking or open space provided.
5
Ventilation Systems
In all cases where food premises are located on the ground floor of a
mixed-use development, particularly in cases with residential use on
the upper floors, all external ventilation ducting serving the premises
must extend a minimum of one metre above eaves level.
6
Refuse
In all cases where a food-related unit is located within a scheme,
there should be external storage of refuse. This should be in suitably
sealed containers, located on a hard standing which is capable of
being easily and readily washed and cleaned. In exceptional
circumstances where it is not feasible to provide an external refuse
store, an internal refuse store may be acceptable. This should be
completely self-contained and should not communicate directly with
the food business. It should be of adequate size (depending on the
nature and extent of the business), suitably ventilated, and provided
with finishes which are durable, impervious and will facilitate
cleaning.
7
Sound/Noise Insulation
External
Appropriate measures shall be taken for the insulation of all
residential units within the inner city, district centres, or sites adjacent
to non-residential uses against external noise, for energy-efficiency
purposes, and in order to protect residential amenity, e.g. the use of
double-glazed windows.
Internal
Adequate measures shall be taken to provide sound insulation
between residential units and between any non-residential use on
the lower floors and any residential units on upper floors or to the
rear. In this regard, it is desirable that apartment layouts are
replicated on consecutive floors to ensure that like-uses are stacked
above each other - kitchen/living rooms above kitchen/living rooms,
bedrooms above bedrooms - to minimise noise disturbance between
units.
8
Location of all Plant for Developments
The location and insulation of lift shafts/ducting, etc., should be so
designed as to minimise their impact on the skyline and residential
amenities in the vicinity.
Appendix 13
Guidelines on Telecommunications Antennae
Siting and Design
Telecommunications antennae and supporting structures should preferably be
located on industrial estates or on lands zoned for industrial/employment uses.
Possible location in commercial areas, such as rooftop locations on tall buildings,
may also be acceptable, subject to visual amenity considerations. The viability of
locations, such as existing ESB sub-stations, should also be explored.
Only as a last resort, and after all the alternative options are found to be unavailable
or unsuitable, will the location of free-standing masts be considered in a residential
area or beside a school. If such a location should become necessary, sites already
developed for utilities should be considered, and masts and antennae should be
designed and adapted for the specific location. The support structure should be kept
to the minimum height consistent with effective operation, and should be monopole
(or poles) rather than a latticed tripod or square structure.
Possible Sharing of Installations
Where existing support structures are not unduly obtrusive, the Corporation will
encourage co-location or sharing of antennae on existing support structures, masts
and tall buildings. Applicants must satisfy the Corporation that they have made
every reasonable effort to share with other operators.
Visual Amenity
Telecommunications antennae and support structures shall not detract from the
special character and appearance of designated conservation areas or from the
special artistic, architectural and historic interest of buildings listed for preservation
and protection in the Development Plan.
In assessing proposals for telecommunications antennae and support structures,
factors such as the object in the wider townscape and the position of the object with
respect to the skyline will be closely examined. These factors will be very carefully
considered when assessing proposals in a designated conservation area, openspace amenity area, historic park, or in the vicinity of listed buildings, special views
or prospects, monuments or sites of archaeological importance. The location of
antennae or support structures within any of these areas or in proximity to listed
buildings, archaeological sites and other monuments should be avoided.
Health and Safety
As part of their planning application, operators should furnish a statement of
compliance with the International Radiation Protection Association (IRPA)
Guidelines (Health Physics, vol.54, no.1, Jan 1988) or the equivalent European Prestandard 50166-2, which has been conditioned by the licensing arrangements with
the Department of Transport, Energy and Communications, and to furnish evidence
that an installation of the type applied for complies with the above guidelines.
Appendix 14
Guidelines for Petrol Stations
Traffic Safety Standards
1
Every new petrol station must be laid out in such a way that vehicles
are refuelled, and can wait to be refuelled, clear of the highway. The
means of access should be designed to give best visibility.
2
The layout of all new or redeveloped petrol stations shall permit safe
access for delivery tankers (cab plus trailer) up to 15.25 metres in
length, and an adequate off-road area shall be provided for parking
these vehicles safely without obstructing access to pumps while fuel
is being delivered to the petrol stations.
3
A road frontage of not less than 21.3 metres is required for a new
petrol station, and this frontage must be kept clear of any structure
(apart from boundary fence) for a depth of not less than 4.6 metres
from the street boundary of the site.
4
No pump, hosepipe or other service may be situated less than 4.6
metres from the street boundary of the site, nor may it be adapted to
serve a vehicle standing on the public street.
5
Where the petrol pumps and other services are sited not less than
9.2 metres from the street boundary of the site, the street frontage of
the station may be reduced to 12.2 metres.
6
The station may not have more than two vehicular openings on a
street. The width of each such opening may not exceed 7.7 metres.
The street boundary of the station must be defined, except at
openings, by a wall or railings to a height of not less than 0.4 metres,
or a shrub boundary with a low wall or kerb bounding the unsurfaced
area to a minimum height of 150 millimetres.
7
Kerbs and footpaths shall be dished in accordance with the detailed
requirements of the roads authority.
8
Petrol stations shall generally not be allowed where a traffic hazard
exists or might arise, for example, on a dual carriageway, a bend, or
where driving visibility is otherwise obstructed or reduced. They may
be allowed on dual carriageways but only if no median breaks are
provided.
9
The placing of notice boards on footpaths or in any location that
reduces driver visibility at entrances/exits shall not be permitted.
10
Petrol stations shall not be permitted so close to junctions as to
create a hazard. The following standards must be observed with
regard to their siting and access:
a)
Where the street width is greater than 15.3 metres, a
vehicular entrance or exit shall not be sited nearer to a
road junction than 33.5 metres in the case of a junction
with a street 15.3 metres in width or over, and 23 metres in
the case of a junction with a street between 7.7 metres and
15.3 metres in width.
b)
Where the street width is less than 15.3 metres, a vehicular
entrance or exit shall not be sited nearer to a road junction
than 23 metres in the case of a junction with a street 7.7
metres in width or over.
c)
Where the junction occurs on the opposite side of the
street from the petrol station site, no vehicular entrance or
exit may be sited nearer than 23 metres to the junction
where the width of the intersecting street exceeds 7.7
metres.
Appendix 15
Access for All
In accordance with the Corporation's policy of providing a fully accessible
environment for everybody, the Corporation will ensure:
1
a place to park adjacent to a building or complex for passengers with
disabilities as well as for drivers with disabilities
2
parking bays which are sufficiently wide to allow access for
wheelchairs
3
a route from a parking place to a building which is level or ramped
and unimpeded by steps
4
an entrance to a building which is easy to distinguish and must be
under cover
5
signposting for buildings which is legible, well illuminated with
lettering and numerals embossed or raised, and names and numerals
on doors at eye level
6
pedestrian routes in open spaces or between buildings which are free
from obstructions, pathways which are wide enough for people who
use wheelchairs, and surfaces which are slip-resistant
7
in the case of changes in level, shallow ramps in addition to steps and
stairways which are clearly marked and equipped with handrails
8
the careful siting of bollards, gully gratings and signposts to avoid
hazards
9
public toilets for people with disabilities, which are sited so that they
are accessible and usuable
10
level access to buildings, with a door which is easy to open and wide
enough to permit the entry of a wheelchair (revolving doors and
frameless glass doors are considered to be hazardous)
11
floor surfaces inside the building which are slip-resistant, and where
there are changes in level, ramps as well as steps or stairways which
are clearly marked
12
where a building is multi-storey, a lift large enough for a wheelchair
and a minimum of one other person, with controls that are usable
from a seated position to serve all main circulation areas which
provide facilities.
13
clear signposting and usuability of amenities, e.g. lavatories and
telephone
14
the improvement of access to existing buildings and their
surroundings, as opportunities arise, through alterations, extensions
and changes of use.
Appendix 16
Criteria for Multi-Storey Car Parks
The following requirements will apply to proposed multi-storey public car parks
within the inner city.
1
Applicants for planning permission must submit a report, based on
up-to-date, quantitative data, demonstrating a need for the provision
of additional short to medium-term parking spaces within the vicinity
of the site. An assessment by a competent traffic consultant of the
likely impact of the proposed car park on vehicular and pedestrian
traffic within the immediate vicinity of the site must also be submitted.
2
The location of proposed car parks must have regard to the
Corporation's policy with regard to environmental traffic cells (e.g.
ideally at the periphery of cells).
3
The proposed pricing structure must discourage long-stay parking.
Contract commuter parking must be prohibited.
4
Where possible, opening hours should be extended to facilitate
evening and weekend uses in the area (e.g. leisure, tourism).
Appendix 17
Dublin Corporation's Strategic Cycle Network
Dublin Corporation's Strategic Cycle Network consists of approximately 180
kilometres of cycle routes. To facilitate the identification of these cycle routes, an
indicative list has been provided under the following subdivisions:




combined Quality Bus Corridor/cycle routes into the city centre
radial routes from the outer suburbs into the inner city
orbital routes outside the inner city
inner-city cycle routes (excluding QBC/cycle routes).
The following indicative list includes existing routes, proposed routes, and routes
under construction. Details of the Strategic Cycle Network are contained in Dublin
Corporation's Strategic Cycle Network Plan.
Section A: Combined QBC / Cycle Routes into the City Centre
1
Malahide Road QBC / Cycle Route
The cycle route begins at the roundabout at Blunden Drive and links
up with the Quality Bus Corridor (QBC) at the Greencastle
Road/Malahide Road junction. It continues along Malahide Road onto
Fairview and North Strand Road, ending at the Talbot Street junction
with Amiens Street in the city centre.
2
Swords Road QBC / Cycle Route
The combined QBC/cycle route commences at the Corporation
boundary on the Swords Road. From here it proceeds down Swords
Road, separating from the QBC at Shantalla Road junction. The cycle
route continues along the Swords Road, linking up again with the
QBC at the junction of the Swords Road and Collins Avenue. It
continues onto Drumcondra Road, Dorset Street, Frederick Street,
and terminates on Parnell Square East approaching O'Connell Street.
3
Finglas Road QBC / Cycle Route
The combined QBC and cycle route will commence at Wellmount
Road, off the Finglas Road. The combined route will then proceed
along Finglas Road and onto Prospect Road to Whitworth Road,
where it connects with the Swords Road QBC at Drumcondra Road
junction.
4
Blanchardstown QBC / Cycle Route
The Blanchardstown QBC/cycle route commences at the Corporation
boundary on the Navan Road. It continues along the Navan Road
onto Old Cabra Road and onto Prussia Street, Manor Street,
Stoneybatter, and Blackhall Place to Ellis Quay.
5
Lucan QBC / Cycle Route
Combined QBC/cycle route commences on Chapelizod Road and
continues to Parkgate Street and onto the north quays.
6
North Clondalkin / Ballyfermot QBC / Cycle Route
The North Clondalkin/Ballyfermot route commences at the
Corporation boundary on Ballyfermot Road. It then proceeds
alongBallyfermot Road/ Sarsfield Road as a combined QBC/cycle
route, before diverging at the junction of Inchicore Road with Grattan
Crescent. The cycle route continues along Inchicore Road,
Kilmainham Lane and Bow Lane. The QBC reconnects with the cycle
route at James Street, and continues onto High Street, Christchurch
Place, Edward Street, before terminating on Dame Street.
7
South Clondalkin QBC / Cycle Route
The cycle route commences at the Corporation boundary on Bunting
Road, and proceeds down St Mary's Road and connects with the
QBC at Drimnagh Road junction. The QBC and cycle route connect
at Drimnagh Road/St Mary's Road junction. The combined QBC/cycle
route then proceeds along Crumlin Road, through Dolphins Barn,
onto Cork Street, Ardee Street, The Coombe, Dean Street, Patrick
Street to Christchurch Place. The outbound cycle route will be aligned
along Werburgh Street, Bride Street and Kevin Street Upper before
linking up with Dean Street.
8
Tallaght QBC / Cycle Route
The Tallaght QBC/cycle route begins at the Corporation boundary on
the Templeogue Road. It then travels onto Terenure Road East,
Rathgar Road, Rathmines Road Lower, Richmond Street South,
Camden Street, Wexford Street, Aungier Street, South Great
George's Street to Dame Street.
9
Rathfarnham QBC / Cycle Route
Commences on Rathfarnham Road at the Corporation boundary
before travelling onto Terenure Road North, Harold's Cross Road,
Clanbrassil Street. The QBC and cycle route then diverge at the
junction of Clanbrassil Street and South Circular Road, with the QBC
following the South Circular Road/Harrington Street route to connect
with the Tallaght QBC. The cycle route continues onwards along
Clanbrassil Street Lower to New Street, Patrick Street, Nicholas
Street, Winetavern Street and onto Wood Quay.
10
Stillorgan QBC / Cycle Route
The QBC/cycle route will proceed from the Corporation boundary
along Stillorgan Road, Donnybrook Road onto Morehampton Road
and Leeson Street to finish at St Stephen's Green.
Section B: Radial Routes from Outer Area to the Inner City
1
Merrion Road Main Route
Proceeds from Northumberland Road along Merrion Road and Rock
Road as far as the Corporation boundary at Trimleston Avenue.
Subsidiary Routes
A subsidiary cycle route will proceed from Grand Canal Street onto
Shelbourne Road. The cycle route will then join the main
Northumberland Road/ Merrion Road cycle route in Ballsbridge.
An additional cycle route will connect Ringsend Road to
Northumberland Road/Merrion Road, following a route along the
River Dodder.
2
Ranelagh Cycle Route
Commencing at Charlemont Street, crossing the canal, the cycle
route proceeds along Ranelagh Road and from here onto Sandford
Road/Clonskeagh Road ending at the Corporation boundary at
Clonskeagh Bridge.
Subsidiary Routes
Cycle route extends from Ranelagh Road onto Beechwood Avenue to
Cowper Road and Merton Road before turning onto Richmond
Avenue South. A cycle route alongside Luas will proceed from Albany
Road/Cowper Gardens to the Corporation boundary at the Nine
Arches Bridge, Milltown.
The cycle route extends along Leeson Park, Sallymount Avenue and
onto Ranelagh Road.
3
Kimmage Road
Commences at the Corporation boundary on Lower Kimmage Road.
The route then proceeds northwards onto Kimmage Road Lower to
Harold's Cross, to intersect with Rathfarnham QBC/cycle route on
Harold's Cross Road.
4
Grand Canal West / Luas Route
Commences at the Corporation boundary just past Labre Park. The
route then continues along the canal side onto and along Davitt Road
to Suir Road junction. The cycle route then continues alongside the
Luas alignment to the junction with Basin Street Upper.
5
Phoenix Park
Existing cycle route extends from Corporation boundary at
Castleknock Gate, along Main Road, through the Phoenix Park to
Parkgate Street.
There is also an existing cycle route located north of the main cycle
route running from the Civil Defence School on North Road along the
boundary of the Phoenix Park approaching Spa Road approaching
the Zoological Gardens.
6
Ballymun Road
Commencing at the Corporation Boundary on the Ballymun Road, the
cycle route continues along the Ballymun Road and onto St Mobhi
Road/Botanic Road, Prospect Road and Phibsborough Road.
Subsidiary Route
Phibsborough Road, Connaught Street, St Peter's Road, part of
Faussagh Road and part of St Eithne Road.
7
Ballygall Road
Beginning at the junction of Glasnevin Avenue and Beneavin Drive,
from here the cycle route proceeds onto Ballygall Road East to Old
Finglas Road and from here to Glasnevin Road and onto Botanic
Road.
8
Grace Park Road to Beaumont Hospital
This cycle route begins on Beaumont Road opposite Beaumont
Hospital. The cycle route then continues from Beaumont Road along
Grace Park Road and onto Richmond Road.
9
Howth Road
The Howth Road cycle route begins at the junction of Howth Road
with James Larkin Road. The cycle route then proceeds along Howth
Road, through Raheny, before joining the Clontarf Road at Fairview
Park.
10
Coastal Route: James Larkin Road / Clontarf Road
There is an existing cycle route from the Corporation boundary at the
junction of Howth Road with Kilbarrack Road, extending to a point
along the James Larkin Road, midway along St Anne's Park. A new
cycle route will continue from this point along James Larkin Road,
and continue along Clontarf Road, where it will meet with the existing
cycle route stretching from the Bull Wall to the junction of Alfie Byrne
Road. A new section then connects Clontarf Road with the Malahide
Road route at Fairview.
Subsidiary Route
From junction of Clontarf Road and Alfie Byrne Road along Alfie
Byrne Road, southwards along East Wall Road, across the East Link
Toll Bridge and along Thorncastle Street.
Section C: Orbital Routes outside the Inner City
1
Canal / North Circular Road
This orbital route will commence at Sir John Rogerson's Quay at the
proposed Macken Street Bridge. It will then travel onto Guild Street,
Seville Place, Portland Row and North Circular Road to Infirmary
Road.
Subsidiary Route
A subsidiary route will stretch from the North Circular Road onto
Cabra Road, and will then connect with the Old Cabra Road. Another
subsidiary route off the North Circular Road incorporates Summerhill
Parade, Ballybough Road and Bayview Avenue.
2
South Circular Road
Commences on South Lotts Road, and from here the cycle route will
travel onto Haddington Road, Mespil Road, Grand Parade, Canal
Road, Grove Road, Parnell Road, Dolphin Road, Suir Road and
South Circular Road, connecting with Conyngham Road.
3
Collins Avenue
The cycle route will extend along Collins Avenue East from its
junction with the Howth Road along Collins Avenue, Glasnevin
Avenue and Ballygall Road West, ending at North Road junction with
the Ballygall Road.
4
Oscar Traynor Road
Cycle route commences at Malahide Road junction with Oscar
Traynor Road. This orbital cycle route will then travel along Oscar
Traynor Road onto Santry Avenue where it terminates at the
Ballymun Road junction.
5
Mobhi Road to Fairview Park
This cycle route will begin at Fairview Strand approaching Fairview
Park and from here will travel along Richmond Road to Millbourne
Avenue, Walsh Road, western end of Home Farm Road, up to the
junction with St Mobhi Road.
6
Eglinton Road / Darty Road
Beginning at the junction of Donnybrook Road with Eglinton Road,
the cycle route proceeds to Milltown Road and from here to Darty
Road.
Section D: Inner City Cycle Routes
All cycle routes in the inner city associated with QBCs are listed under the heading
'Inner City cycle routes (excluding QBC/Cycle routes)'.
North East Inner City
O Connell Street (Parnell Street to the quays)
Summer Hill (Portland Row to Gardiner Street)
Parnell Street (Gardiner Street to Capel Street)
Gardiner Street Upper and Lower (Upper Dorset Street to Beresford Place)
Talbot Street (North Earl Street to Amiens Street)
Marlborough Street (Talbot Street to Abbey Street)
Abbey Street (O Connell Street to Marlborough Street)
Beresford Place (Eden Quay to Customs House Quay)
Amiens Street (Beresford Place to Amiens Street)
Capel Street (North King Street to quays)
Quays (Arran Quay to Customs House Quay)
Church Street, Church Street Upper, Constitution Hill, Phibsborough (North Circular
Road to quays)
Kings Street North (Church Street to Capel Street)
Coleraine Street
Bolton Street Dorset Street Upper (Capel Street, North Frederick Street)
Dominick Street Upper to Lower
Western Way (Dominick Street to Constitution Hill)
Parnell Square West, Granby Row (Parnell Street to Dorset Street)
Parnell Square North (Parnell Street East to Parnell Street West)
Berkeley Road, Berkeley Street, Blessington Street, (North Circular Road to Dorset
Street)
Mountjoy Street (Dominick Street to Blessington Street)
St Mary's Place North (Dorset Street to the Black Church)
Hardwicke Street (Temple Street to Frederick Street North)
Temple Street (Gardiner Place to Dorset Street)
Great Denmark Street (Temple Street to North Frederick Street)
North West Inner City
The quays (Wolfe Tone Quay to Arran Quay)
Conyngham Road (South Circular Road to Parkgate Street)
Parkgate Street (Conyngham Road to Wolfe Tone Quay)
North King Street (Blackhall Place to Church Street)
South East Inner City
Quays: (Merchants Quay to George's Quay)
Moss Street (George's Quay to Townsend Street)
Gloucester Street South (Moss Street to Prince's Street South)
Princes Street South (Townsend Street to Gloucester Street)
Luke Street (Townsend Street to George's Quay)
D'Olier Street (Quays to College Street)
Westmoreland Street (Quays to College Green)
College Street (Pearse Street to College Green)
Townsend Street (College Street to Lombard Street East)
Mark Street (Townsend Street to Mark's Lane)
Mark's Lane (Mark Street to Lombard Street East)
Lombard Street East (Pearse Street to Mark's Lane)
Sandwith Street Lower (Townsend Street to Pearse Street)
Pearse Street (College Street to Ringsend Road)
College Green (College Street to Nassau Street)
Suffolk Street (Nassau Street to College Green)
Dame Street (South Great George's Street to College Green)
Parliament Street (Quays to Dame Street)
Nassau Street (College Green to Kildare Street)
Leinster Street South (Nassau Street to Clare Street)
Clare Street (Leinster Street South to Merrion Square North)
Merrion Square North, Merrion Square East, Merrion Square West
Merrion Street Upper (Merrion Row to Merrion Square South)
Merrion Street Lower (Lincoln Place to Clare Street)
Westland Row (Pearse Street to Lincoln Place)
Sandwith Street Upper (Pearse Street to Fenian Street)
Hogan Place, Grand Canal Street Lower, Grand Canal Street Upper, (Fenian Street
to Haddington Road)
Holles Street (Hogan Place to Merrion Street North)
Grattan Street (Grand Canal Street to Mount Street)
Mount Street Lower, Northumberland Street (Merrion Street North to Haddington
Road)
Clanwilliam Place (Mount Street Lower to Grand Canal Street Upper)
Fitzwilliam Street Lower, Fitzwilliam Street Upper, Fitzwilliam Square East (Merrion
Square South to Fitzwilliam Square South)
Fitzwilliam Lane (Merrion Street Upper to Fitzwilliam Street Lower)
Baggot Street Lower (Fitzwilliam Street Lower to Haddington Road)
Fitzwilliam Place (Lesson Street to Fitzwilliam Square South)
Merrion Row (St Stephen's Green East to Baggot Street Lower)
Ely Place (Hume Street to Merrion Row)
Hume Street (St Stephen's Green East to Ely Place)
St Stephen's Green East, West, North and South
Dawson Street (Nassau Street to St Stephen's Green North)
Kildare Street (Leinster Street South to St Stephen's Green North)
Leeson Street Lower (St Stephen's Green to Grand Canal)
Hatch Street Lower and Hatch Street Upper (Lesson Street to Harcourt Street)
Earlsfort Terrace (Hatch Street to St Stephen's Green)
Harcourt Street (Adelaide Road to St Stephen's Green)
Harcourt Road (Camden Street to Harcourt Street)
Camden Court (Camden Street to Hatch Street)
Charlemont Street (Harcourt Road to Charlemont Mall)
Cuffe Street (Aungier Street to St Stephen's Green)
Kevin Street Lower (Bride Street to Aungier Street)
Kevin Street Upper (Bride Street to Patrick Street)
Stephen's Street Upper (South Great George's Street to Ship Street Great)
Ship Street Great, Ship Street Little (Werburgh Street to Stephen Street Upper)
Werburgh Street, Bride Street (Christchurch Place to Kevin Street Upper)
Ross Road (Nicholas Street to Werburgh Street)
Bride Road (Patrick Street to Bride Street)
Bull Alley (Patrick Street to Bride Street)
South West Inner City
Quays (Victoria Quay to Ushers Quay)
St John Road West (South Circular Road to Victoria Quay)
Marrowbone Lane, Thomas Court (Thomas Street to Cork Street)
Forbes Lane (Marrowbone Lane to St James's Walk, to include new link)
Lamb Alley, John Dillon Street (Corn Market to Hanover Lane)
Bridge Street Upper and Lower (Quay to High Street)
Winetavern Street (Quay to Christchurch Place)
Appendix 18
High Buildings Guidelines
1.0
Introduction
These guidelines set out a definition of high buildings, policies relating
to the city's skyline and high buildings, and criteria for the assessment
of proposals for high buildings (refer also to policy CA17, paragraphs
7.17.0 and 14.1.4 high buildings).
2.0
Definition of a High Building
A high building is one that is significantly higher than neighbourhood
or surrounding development.
3.0
High Building Policy
3.1
It is the policy of Dublin Corporation to protect the skyline and
character of the city centre, established residential areas, open
recreation areas, and civic spaces of local and city-wide importance.
3.2
It is the policy of Dublin Corporation to protect important views and
view corridors into, out of and within the city, including those of the
sea, and to protect existing city landmarks and their prominence.
3.3
It is the policy of Dublin Corporation to consult with community
interests, including city centre communities, through local urban
design framework plans/action area plans when considering the
development of high buildings.
3.4
It is the policy of Dublin Corporation to acknowledge the growth of
Dublin as a significant world financial/commercial centre and ensure
that a 'high buildings policy' does not unreasonably deter or deflect
inward investment.
3.5
It is the policy of Dublin Corporation to consider high density and high
buildings only where they are well-served by strategic public transport
corridors and can contribute to the sustainable development of the
city.
4.0
High Building Criteria
All high building proposals will be assessed against the following
criteria:
a)
the impact on local environment, and amenity
considerations such as overshadowing, overlooking and
loss of privacy, glare and microclimate
b)
the impact on the scale and quality of existing
streetscapes, spaces and buildings
c)
the impact on listed structures, conservation areas, and the
architectural character and setting of existing buildings,
streets, and spaces of artistic, civic and historic importance,
in particular, the building's relationship with the historic city
centre, the River Liffey and quays, Trinity College, Dublin
Castle, the historic squares and the canals. High buildings
will not be allowed within the historic centre.
d)
the impact on city skyline, roofscapes, important
landmarks, views, prospects and vistas
e)
the covering, shape, and proportions of the building and its
roof profile
f)
the degree to which the building would be sustainable in
terms of its construction and operation, proximity to
strategic public transport corridors, and mix of uses
g)
the impact on street activity and the use of ground and
lower floors
h)
the civic importance of the use in relation to the scale of
building
i)
the effect on telecommunications and air navigation.
Appendix 19
Background Information on NHAs, SPAs and
SACs
Natural Heritage Areas (NHAs) (Proposed)
NHAs emanate from a resurvey of the former Areas of Scientific Interest (ASIs).
They are areas of special interest, noted for their fauna and/or flora, or for their
geology/topography. NHAs will be formally designated when the 1976 Wildlife Act is
amended to provide for third party interests, and when they are indicated in
development plans. It is EU policy that any development within a designated NHA,
SPA or SAC (see below) must be compatible with the protection of the environment,
or it will not avail of EU grant-aid. The National Parks and Wildlife Service has
requested that it be advised by local authorities of any development likely to impact
on NHAs.
Special Protection Areas (SPAs)
SPAs are established under the EU Wild Birds Directives (79/409/EEC, 85/441/EEC
and 91/244/EEC), now implemented under national law by the European
Communities (Natural Habitats) Regulations 1997. These directives oblige member
states to adopt a range of measures to conserve wild bird habitats, especially listed
rare or vulnerable species and migratory species. Within an SPA, Ireland is required
to take appropriate steps to prevent pollution, deterioration of habitat and
disturbance to the birds. SPAs will also form an integral part of a larger European
Entity - the Natura 2000 network.
Relevant planning authorities have a legal obligation to take SPA designations into
account when considering development which might damage them or cause
disturbance to birds.
Special Areas of Conservation (SACs)
SACs are being established under the EU Habitats Directive 92/43/EEC for the
protection of natural habitats and wild flora/fauna of European significance. They
include SPAs and selected NHAs, and will normally form part of the Natura 2000
network, based on strict scientific criteria. All candidate SACs must be designated
by 2004 by each member state.
Once an SAC is adopted, the member state is obliged to designate it and establish
necessary measures to avoid deterioration of habitats or disturbance of species.
Any project which impacts on SAC or SPA needs a full Environmental Impact
Assessment (EIA), and may only be allowed if there is no alternative solution and
there are imperative reasons of overriding public interest.