MA Written Statement

MA22.1

Amendment Ref. No. 22 (Written Statement)

Section(s)

Page(s)

Section 7.7.2

277-279

To amend Table 7.5 in Variation No. 2, as follows:

MA29.1

Amendment Ref. No. 29 (Written Statement)

Section(s)

Page(s)

Section 2.2 Executive Summary

28

To amend text in Section 2.2, as follows:

This Core Strategy and Settlement Strategy quantitatively demonstrates how much land is required to meet the residential and employment needs of a growing population up to 2028. To provide for the level of growth envisaged when the Plan was adopted in 2022 and the increased housing growth requirements set out in National policy in 2025, a need for 19,570 new homes between 2022 to 2028 within the County has been identified.

Taking account of completed units between 2022 and Q3 2025 (7,931 units) there is an overall requirement of 11,699 new homes between 2025 and 2028 set by the NPF Implementation: Housing Growth Requirements Guidelines.

A Settlement Capacity Audit, including infrastructure, planning and deliverability analysis, was carried out by the Planning Authority on existing zoned lands. There is a total of 838 hectares of land capacity in the County with the potential for 57,106 dwellings. Of this, it is estimated that 282 hectares with potential for 21,695 dwellings is long-term zoned potential deliverable primarily beyond 2040 and it is estimated that there is 556 hectares of zoned land capacity with potential for 35,411 dwellings deliverable over the current and subsequent Development Plan periods.

The SCA forecasts that of the current zoned land capacity, 9,613 new dwellings on approximately 160 hectares of land could be delivered to the end of 2028 on a business-as-usual model. This equates to an anticipated shortfall of 2,000 dwellings to the 2028 baseline housing growth requirements in the NPF Implementation: Housing Growth Requirements Guidelines.

The NPF Implementation: Housing Growth Requirements Guidelines provide for ‘additional provision’ of up to 50% additional lands above the baseline housing growth requirements to allow for flexibility in the delivery of lands. Taking the requirement of 11,699 dwellings and the maximum additional provision (5,850 dwellings), the Plan can provide for 17,549 dwellings to 2028.

Considering the forecast housing supply and the baseline housing target including the maximum additional provision, the SCA identified the potential to zone additional lands with equivalent capacity for approx. 7,900 units.

Therefore, additional zoned land capacity of approx. 127.8 156 hectares with the potential capacity for 5,649 7,324 new dwellings has been identified and incorporated into the Core Strategy as part of Variation No. 2, to accommodate the identified 2,000-unit shortfall and build-in up to 50% additional provision.

With maximum additional provision built-in, the enhanced land capacity sufficient to accommodate 15,262 16,937 new homes between 2025 and 2028 should provide sufficient additional and alternative zoned lands to achieve the baseline housing growth requirement. The Core Strategy (Table 11) demonstrates how this target can be met up to 2028 taking into consideration units under construction. It has been developed by applying a four-step approach to the identification and assessment of lands capable of meeting this housing requirement.

MA32.1

Amendment Ref. No. 32 (Written Statement)

Section(s)

Page(s)

Section 2.4.2 Ministerial Guidelines

32

To amend bullet points in Section 2.4.2, as follows:

The contents of the following Guidelines have informed the Core Strategy and the policies and objectives of the Development Plan:

• Housing Supply Target Methodology for Development Planning, Guidelines for Planning Authorities, December 2020 and its replacement, the NPF Implementation: Housing Growth Requirements - Guidelines for Planning Authorities, July 2025;
• Development Plans - Guidelines for Planning Authorities, June 2022;
• Sustainable Urban Housing: Design Standards for New Apartments, Guidelines for Planning Authorities – Guidelines for Planning Authorities, (2020) (the ‘Apartment Guidelines’) up to 2025 Planning Design Standards for Apartments – Guidelines for Planning Authorities, 2025;
• Urban Development and Building Height Guidelines, 2018;
• Interim Guidelines for Planning Authorities on Statutory Plans, Renewable Energy and Climate Change, 2017;
• Sustainable Residential Developments in Urban Areas, May 2009 and its replacement, the Sustainable Residential Development and Compact Settlements Guidelines for Planning Authorities, 2024;
• The Planning System and Flood Risk Management – Guidelines for Planning Authorities, 2009;
• Appropriate Assessment of Plans and Projects in Irelands – Guidance for Planning Authorities, 2009; and the
• Implementation of the SEA Directive: Guidelines for Regional Authorities and Planning Authorities, 2004 and as updated 2022.

MA42.1

Amendment Ref. No. 42 (Written Statement)

Section(s)

Page(s)

Section 2.6.1 Land Capacity Study

46-48

To amend text in Section 2.6.1 under ‘Future Strategic Long-Term Development Areas (Future SDAs)’, as follows:

The NPF Implementation: Housing Growth Requirements Guidelines for Planning Authorities (2025) sets housing growth requirements to 2040 and requests that planning authorities consider the long-term housing needs of the County for the remaining period of the current adopted plan and the lifespan of the new 10-year development plan.

It is important to give clear strategic direction to future development locations under the next 10-year County Development Plan to enable the lead in time necessary for preparatory work by SDCC, utility providers, landowners and other key stakeholders to plan for release of such lands as the need arises in the 2030s. Lands are therefore identified in this Plan as Future Long-Term Strategic Development Areas (‘Future SDAs’) which will provide for housing needs in future development plans. While the lands are identified as Future SDAs under this Development Plan, they are subject to future rezoning.

The following locations are identified as Future SDAs:

• Newlands
• Belgard Road
• Adamstown South and West
• Grange Castle / R136

Detailed analysis will be undertaken to inform a future rezoning and to implement a plan-led approach to development to ensure that Future SDAs serve the housing growth requirements and other land use needs of the County as part of the next Development Plan period.

MA42.2

Amendment Ref. No. 42 (Written Statement)

Section(s)

Page(s)

Section 2.6.1 Land Capacity Study

48

To amend Policy CS3: Future Strategic Long-Term Development Areas, as follows:

To progress a plan-led approach to Future Strategic Long-Term Development Areas (‘Future SDAs’) to provide for the long-term housing growth and other land use requirements of the County beyond the current Development Plan period (subject to future rezoning) at the following locations:

• Newlands
• Belgard Road West
• Adamstown South and West
• Grange Castle / R136

MA42.3

Amendment Ref. No. 17, 18, 20 (Book of Maps)

Amendment Ref. No. 42 (Written Statement)

Section(s)

Page(s)

2.6.1 Land Capacity Study

48

To amend CS3 Objective 3 under Policy CS3, as follows:

CS3 Objective 3:

To ensure development of Future SDAs (subject to rezoning) for residential and other uses will be in accordance with an approved plan-led approach, such as a Priority Area Plan or otherwise equivalent appropriate mechanism, which will align housing delivery, including investigating the feasibility of providing a minimum of 20% of units as fully accessible and identifying a unit target to be designed for specialist housing units in accordance with the relevant SDCC Housing Delivery Action Plan, with, inter alia, climate action objectives, supporting infrastructure, sustainable transport options, educational and community facilities, public open space, green infrastructure networks, cultural heritage and no net loss of important ecological features as surveyed, identified and mapped by a qualified ecologist.

MA42.4

Amendment Ref. No. 17, 18, 20 (Book of Maps)

Amendment Ref. No. 42 (Written Statement)

Section(s)

Page(s)

2.6.1 Land Capacity Study

48

To insert a new objective under Policy CS3: Future Strategic Long-Term Development Areas, as follows:

CS3 Objective 4:

To include an Area-Based Transport Assessments (ABTA) in cooperation with the NTA and Transport Infrastructure Ireland (TII) as part of the plan-led approach to Future SDAs.

MA48.1

Amendment Ref. No. 48 (Written Statement)

Section(s)

Page(s)

Section 2.6.4 Deliverability Analysis

54

To amend sub-section 2.6.4(a) Land Capacity and New Zoning Requirements, as follows:

When the Plan came into effect in 2022 it was identified that, excluding lands identified for strategic long-term development that will happen beyond the timescale of this Development Plan, there was potential for 21,490 units on 428 hectares of developable land within the lifetime of the Development Plan period. There was no requirement to zone additional land based on population and housing targets set by the Ministerial Guidelines and the NPF Roadmap in place at that time.

Since then, through the adoption of the Revised NPF, reflecting new Census 2022 data, and the publication of the NPF Implementation: Housing Growth Requirements Guidelines, the new housing growth requirements have been significantly increased at a national and local level with a recognition of the need to plan for 2040, as well as the short-term.

As outlined in Section 2.6.1, excluding the long-term zoned land capacity, there is zoned land capacity of 35,406 dwellings across 568 hectares developable within the lifetime of the current and subsequent Development Plan periods.

As summarised in Tables 10 and 11 of Section 2.6.4, the SCA forecast that of the total current zoned land capacity, 9,613 new dwellings on approximately 160 hectares could be delivered to the end of 2028 on a business-as-usual model. This represents a shortfall of c.2,000 new dwellings to achieve the revised housing growth requirements to 2028. Therefore, there is a requirement to zone additional lands to provide sufficient suitable options to serve the needs of the population and housing growth requirements as set out in the Ministerial Guidelines.

In order to identify suitable lands, a high-level assessment of preference was followed, aligned with the shared national, regional and local goals primarily around Compact Growth, Accessibility, Sustainable Mobility, Climate Action and a transition to a low carbon climate resilient society. Early alternatives were considered as part of the Strategic Environmental Assessment process. This prioritised existing brownfield or underutilised lands within the built-up footprint of Dublin City and Suburbs and locations for large-scale transport orientated development.

A criteria-based approach was adopted to the assessment of lands either identified by SDCC or identified to SDCC during a non-statutory consultation held in October/November 2025. In summary, the assessment focussed on:

• The potential capacity of the lands to contribute to South Dublin’s revised housing growth requirements and the ‘additional provision’ to provide for suitable flexibility; and
• The planning and infrastructure assessment criteria used for the SCA, as referenced in Sections 2.6.2 and 2.6.3, as well as an “Other Suitability” category (relating to deliverability, specific social infrastructure and site constraints), see Appendix 2 Part 3.

Following this review process, additional lands comprising of approx. 127.8 156 hectares with the indicative capacity for 5,6497,234 new dwellings were zoned for residential purposes. These lands are summarised in Table 10.

The zoning of additional lands addresses the anticipated need for additional and alternative lands to achieve the baseline housing requirements and includes the maximum ‘additional provision’ as provided for in the NPF Implementation: Housing Growth Requirements Guidelines to 2028, while taking into account the anticipated delivery on currently zoned lands up to 2030.

In reviewing the Core Strategy, the Planning Authority utilised the full additional provision allowance for the Development Plan period in light of the urgent need to increase housing delivery, the existing and forecast housing need, the need to plan for unforeseen circumstances and to optimise the ability to deliver on the housing requirements of the Revised NPF. The need for future levels of additional provision will be determined as part of the preparation of subsequent Development Plans.

Table 10: Capacity of additional zoned lands in the South Dublin County Development Plan 2022-2028 as of 2026 in response to the NPF Implementation: Housing Growth Requirements Guidelines for Planning Authorities (2025)

Table 10 has been updated to reflect amendments arising from Variation No. 2 to the South Dublin County Development Plan 2022–2028, having regard to the NPF Implementation: Housing Growth Requirements Guidelines for Planning Authorities (2025).

The revised table reflects changes to both the quantum and distribution of residentially zoned lands across the County following the Material Alterations process. In particular, a number of sites previously identified for residential or mixed-use development are no longer included. The removal of these lands has resulted in a reduction in the overall development capacity previously identified under the adopted Development Plan.

Additional lands have also been incorporated into the table. This includes the inclusion of lands at Haughan’s Field (Cornerpark), Newcastle and a minor addition at Elmcastle Court, Tallaght. These sites have been integrated into the relevant settlement totals, contributing to the revised capacity within the Newcastle and Tallaght areas respectively.

MA49.1

Amendment Ref. No. 49 (Written Statement)

Section(s)

Page(s)

Section 2.6.5 Core Strategy – 2022-

2028 Development Plan

55

To amend Table 11 in Section 2.6.5 Core Strategy – 2022- 2028 Development Plan, as follows: 

Table 11: Core Strategy Table Q2 2025 to 2028

Note 1: The equivalent density figures set out in Table 11 align with the recommended density ranges in the Sustainable Residential Development and Compact Settlement Guidelines (2024)

Note 2: The allocation for Rural Housing and Population growth is based on new housing delivery over the previous plan period and will be managed through the rural settlement policy.

MA55.1

Amendment Ref. No. 55

Section(s)

Page(s)

Section 6.2 Supply of Housing

225

To amend the first paragraph of Section 6.2 Supply of Housing, as follows:

The Core Strategy in Chapter 2 identifies capacity for approximately 15,262 16,937 units which are serviced and / or serviceable the lifetime of the Plan period. The Housing Need for the County is 11,699 new homes from 2025 to 2028.

MA62.1

Amendment Ref. No. 62

Section(s)

Page(s)

12.6.7 Residential Standards

475

To amend bullet points and text in Section 12.6.7, as follows:

• Quality Housing for Sustainable Communities Guidelines, DEHLG (2007);
• The Guidelines for Planning Authorities on Sustainable Residential Development in Urban Areas (2009), the companion Urban Design Manual – A Best Practice Guide, DEHLG (2009); and its replacement, tThe Sustainable Residential Development and Compact Settlements Guidelines for Planning Authorities, 2024;
• Sustainable Urban Housing: Design Standards for New Apartments (2020) Planning Design Standards for Apartments – Guidelines for Planning Authorities (2025), or any replacement guidelines or planning policy statements.

To demonstrate compliance with the housing and apartment standards set out below, all planning applications shall be accompanied by a Schedule of Accommodation and Housing Quality Assessment document. For apartment development this shall be in line with Planning Design Standards for Apartments Guidelines for Planning Authorities (2025).

MA63.1

Amendment Ref. No. 63

Section(s)

Page(s)

Appendix 1 Statement of Compliance

N/A

To amend text under Introduction of Appendix 1, as follows:

The required statement pertaining to the South Dublin County Development Plan 2022-2028 is as below under the following tables:

Table 1: List of Section 28 Ministerial Guidelines

Table 2: Implementation of SPPRs under the Building Height Guidelines

Table 3: Implementation of SPPRs under the Apartment Guidelines Apartment Guidelines (2025)

Table 4: Implementation of SPPRs under the Interim Guidelines for Planning Authorities on Statutory Plans, Renewable Energy and Climate Change

MA67.1

Amendment Ref. No. N/A

Section(s)

Page(s)

Section 7.7.1

276

To amend SM4 SLO1 in Variation No. 2, Amendment No. 23 Whitechurch-Edmondstown (Connecting Road) as follows:

SM4 SLO1:

To ensure that development on these lands at Whitechurch/Edmondstown is facilitated through a comprehensive transport needs assessment, to identify all necessary transport infrastructure, its preferred location, and the appropriate delivery mechanisms in consultation with relevant stakeholders. The transport needs assessment shall have regard to existing environmental sensitivities in the area. Development of the subject lands shall be phased in accordance with the delivery of supporting transport infrastructure, including road upgrades, public transport services, and active travel facilities, to the satisfaction of the Planning Authority.

MA68.1

Amendment Ref. No. N/A

Section(s)

Page(s)

5.2.7 Density and Building Heights

201

To amend QDP8 Objective 2 under Policy QDP8, as follows:

QDP8 Objective 2:

In accordance with NPO35, SPPR1 and SPPR3, to proactively consider increased building heights on lands zoned Regeneration (Regen), Major Retail Centre (MRC), District Centre (DC), Local Centre (LC), Town Centre (TC) and New Residential (Res-N) and on sites demonstrated as having the capacity to accommodate increased densities in line with the locational criteria of Sustainable Urban Housing: Design Standards for New Apartments, Guidelines for Planning Authorities (2020) Planning Design Standards for Apartments – Guidelines for Planning Authorities (2025) and the Urban Design Manual – Best Practice Guidelines (2009), where it is clearly demonstrated by means of an urban design analysis carried out in accordance with the provisions of South Dublin County’s Building Height and Density Guide that it is contextually appropriate to do so.

MA68.2

Amendment Ref. No. N/A

Section(s)

Page(s)

6.1 Housing Strategy and Interim Housing Need and Demand Assessment

224

To amend H1 Objective 12 under Policy H1, as follows:

H1 Objective 12:

Proposals for residential development shall provide a minimum of 30% 3-bedroom units, a lesser provision may be acceptable where it can be demonstrated that:

→ there are unique site constraints that would prevent such provision; or

→ that the proposed housing mix meets the specific demand required in an area, having regard to the prevailing housing type within a 10-minute walk of the site and to the socioeconomic, population and housing data set out in the Housing Strategy and Interim HNDA; or

→ the scheme is a social and / or affordable housing scheme.

Note: Build-To-Rent (BTR) Apartment residential developments shall comply with the Sustainable Urban Housing: Design Standards for New Apartments (2020) Planning Design Standards for Apartments – Guidelines for Planning Authorities (2025) (or any superseding Section 28 Ministerial Guidelines Guidance or National Planning Statement).

MA68.3

Amendment Ref. No. N/A

Section(s)

Page(s)

6.1 Housing Strategy and Interim Housing Need and Demand Assessment

225

To amend H1 Objective 13 under Policy H1, as follows:

H1 Objective 13:

To support the provision of a mix of tenure types across the County in creating suitable accommodation for all in promoting sustainable and mixed income communities and discourage an over proliferation of a single tenure (whether private owner occupier, private rental, social rental or affordable purchase and rental) within any local area (within a 10-minute walking distance) or Local Electoral Area, in line with having regard to the Sustainable Urban Housing: Design Standards for New Apartments Guidelines for Planning Authorities (December 2020) Planning Design Standards for Apartments – Guidelines for Planning Authorities (2025) and the provisions of the Housing Strategy and Interim HNDA or any subsequent future Regional based HNDA.

MA68.4

Amendment Ref. No. N/A

Section(s)

Page(s)

7.10.2 Electric Vehicle Charging

288

To include a new objective (SM7 Objective 12) in Policy SM7, as follows:

SM7 Objective 12:

To carry out a review, including public consultation, of the implementation of car parking policy, including provision, management and ancillary infrastructure within the context of the Sustainable Residential and Compact Settlement Guidelines (or as may be superseded). The review to consider necessary and appropriate parking levels for dwellings including one car parking space per dwelling.

MA68.5

Amendment Ref. No. N/A

Section(s)

Page(s)

7.10.2 Electric Vehicle Charging

288

To include a new objective (SM7 Objective 13) in Policy SM7, as follows:

SM7 Objective 13:

To investigate and research the potential of shared car storage and sustainable transport hubs to promote behavioural change to sustainable modes and reduce car ownership and dependency and promote their provision as part of compact residential developments.

MA68.6

Amendment Ref. No. N/A

Section(s)

Page(s)

9.5.2 Liffey Valley Shopping Centre

363

To amend EDE10 Objective 4 under Policy EDE10, as follows:

EDE10 Objective 4:

To promote a high standard of urban design in the Major Retail Centre that contributes to the creation of safe and attractive spaces and creates desirable places within which to work, live and visit.

MA68.7

Amendment Ref. No. N/A

Section(s)

Page(s)

12.5.2 Design Considerations and Statements

464-465

To amend the bullet point in Section 12.5.2 under the sub-section Design Statements, as follows:

In line with the provisions of Policy QDP7 Objective 1, all medium to-large scale and complex planning applications (30 + residential units, commercial development over 1,000 sq m or as otherwise required by the Planning Authority) shall be accompanied by a Design Statement. The Design Statement should address contextual and urban design issues and clearly explain the design process, the design options considered and the rationale behind the adopted design development strategy. A Design Statement should consist of:

• A detailed analysis of the proposal and statement based on the 12 design criteria set out in the ‘Urban Design Manual’ (2009) and reflected in the South Dublin County Council’s Building Height and Design Guide as follows;

• Detailed design including materials and external finishes which should have regard to the policy, objectives and provisions of the South Dublin County Development Plan 2022-2028. In particular the guidance, and performance-based design criteria set out in the South Dublin County’s Building Height and Density Guide must be incorporated with due regard being had to relevant Ministerial Guidelines including the ‘Urban Design Manual’ (2009);  ‘Sustainable Residential Development in Urban Areas’ (2009) Residential Development and Sustainable Compact Settlement Guidelines 2024; ‘Urban Development and Building Height – Guidelines for Planning Authorities’ (2018); and ‘Design Standards for New Apartments – Guidelines for Planning Authorities’ (2020) ‘Planning Design Standards for Apartments – Guidelines for Planning Authorities’ (2025) or as may be superseded.
• A statement or Quality Audit addressing street design as outlined within the Design Manual for Urban Roads and Streets.
• Any departures within the proposed development from the guidance set out in the Building Height and Density Guide for South Dublin County (Appendix 10) shall be clearly highlighted in the Design Statement.

MA68.8

Amendment Ref. No. N/A

Section(s)

Page(s)

12.6.1 Mix of Dwelling Types

471-472

To amend the text in Section 12.6.1, as follows:

The overall dwelling mix in residential schemes should provide for a balanced range of dwelling types and sizes to support a variety of household types. On smaller infill sites, the mix of dwellings should contribute to the overall dwelling mix in the locality. SPPR 1 of the Sustainable Urban Housing: Design Standards for New Apartments, Guidelines for Planning Authorities (2020) states that residential development may include up to 50% one-bedroom or studio type units (with no more than 20-25% of the total proposed development as studios) and there shall be no minimum requirement for apartments with three or more bedrooms.

MA68.9

Amendment Ref. No. N/A

Section(s)

Page(s)

12.6.1 Mix of Dwelling Types

472-473

To amend Section 12.6.1 under the sub-heading Unit Mix, as follows:

Proposals for residential development shall provide a minimum of 30% 3-bedroom units, a lesser provision may be acceptable where it can be demonstrated that: Implementation and Monitoring (IM)

• there are unique site constraints that would mitigate against such provision; or
• that the proposed housing mix meets the specific demand required in an area, having regard to the prevailing housing type within a 10-minute walk of the site and to the socio-economic, population and housing data set out in the Housing Strategy and Interim HNDA; or
• the scheme is a social and / or affordable housing scheme.

Build to Rent (BTR) Apartment residential developments shall comply with the Sustainable Urban Housing: Design Standards for New Apartments (2020)  Planning Design Standards for Apartments – Guidelines for Planning Authorities (2025) (or any superseding Guidance or National Planning Statement).

Unit mix should also provide for:

• As part of the Housing Quality Assessment defined under Section 6 of theSustainable Urban Housing: Design Standards for New Apartments (2020) a detailed breakdown of the quantum of proposed unit types including the split between 1-bed, 2-bed, and 3-bed plus and which is in accordance with the minimum 30% 3-bed units outlined above, or as may be applicable under the Planning Design Standards for Apartments – Guidelines for Planning Authorities (2025);
• A statement demonstrating how the scheme has been designed for / and could be adapted in the future for older people / persons with a disability / or lifetime homes, on a site or floor plan that:

• Are designed and located having regard to the needs of older people and / or persons with a disability;
• Are designed having regard to the concept of lifetime adaptable and / or multi-generational homes.
• In new identified residential areas, it is appropriate that schemes include a mix of house type and where a scheme is solely houses, smaller units of less than 3-bed providing for multi-generational homes, must be provided, subject to urban design and ensuring efficient use of urban land.

MA68.10

Amendment Ref. No. N/A

Section(s)

Page(s)

12.6.4 Build-to-Rent / Shared Living Accommodation

474

To amend Section 12.6.4 Build-to-Rent / Shared Living Accommodation, as follows:

Build-to-Rent (BTR) accommodation consists of purpose-built, long-term rental apartment accommodation that incorporates dedicated residential amenities and facilities.

All proposed BTR accommodation must comply with SPPR 7 and SPPR 8 as set out in the Apartment Guidelines.

Shared accommodation consists of purpose-built and managed accommodation where individual rooms are rented within an overall development that includes access to shared or communal facilities and amenities.

In line with the SPPR 9 of the Apartment Guidelines, there shall be a presumption against granting planning permission for shared accommodation / co-living development unless the proposed development is required to meet specific demand identified under the Housing Need and Demand Assessment.

SPPR 8 of the Planning Design Standards for Apartments – Guidelines for Planning Authorities (2025), relates to student accommodation and is to provide flexibility in respect of single study bedrooms without en-suite bathrooms, and setting minimum space standards for kitchen, dining, and living areas serving 10 and 12 persons.  The provisions SPPR 8 are based on key aspects of The Design Guide for State Sponsored Student Accommodation (May 2025) published in May 2025, that reflects best practices and supports the efficient delivery of state sponsored student accommodation, and also to inform the planning and design of off-campus forms of student accommodation that are led by the private sector.

MA68.11

Amendment Ref. No. N/A

Section(s)

Page(s)

Section: 12.6.7 Residential Standards

476

To amend Section 12.6.7 under sub-heading “Apartments” as follows:

An apartment refers to a self-contained residential unit in a multi-unit building with grouped or common access and may comprise duplex units. For the purposes of clarity, all apartment floor area measurements should be internal wall-to-wall dimensions.  

All apartments shall comply with the Specific Planning Policy Requirements (SPRRs), and have regard to the standards set out under Appendix 1, and general contents of the Sustainable Urban Housing: Design Standards for New Apartments, Guidelines for Planning Authorities, DECLG (2020) (Apartment Guidelines). Apartments Guidelines (2025).  

The contents of the Guidelines have been incorporated below and the minimum floor areas set out in Table 3.21 in line with in SPPR 3 2 of the Apartment Guidelines Apartments Guidelines (2025). The requirements of other relevant development standards including, but not limited to: minimum floor areas and width for kitchens, floor to ceiling heights, bedrooms public open space, private and communal space, play space, safety and security, acoustic and privacy standards, which must also be complied with are set out below and within the Apartment Guidelines Apartments Guidelines (2025). 

Table 12.21: Minimum Standards for Apartments

MA68.12

Amendment Ref. No. N/A

Section(s)

Page(s)

Section 12.6.7 Residential Standards

478

To amend Section 12.6.7 under sub-heading “Floor to Ceiling Height”, as follows:

In line with SPPR 54 of the Apartment Guidelines Apartments Guidelines (2025), ground level apartment floor to ceiling heights shall be a minimum of 2.7m and shall be increased in certain circumstances, particularly where necessary to facilitate a future change of use to a commercial use. For building refurbishment schemes on sites of any size or urban infill schemes on sites of up to 0.25ha, planning authorities may exercise discretion on a case-by-case basis, subject to overall design quality. ground level apartment floor to ceiling heights shall be a minimum of 2.7m.  For building refurbishment schemes on sites of any size or urban infill schemes on sites of up to 0.25ha, planning authorities may exercise discretion on a case-by case basis, subject to overall design quality. 

MA68.13

Amendment Ref. No. N/A

Section(s)

Page(s)

Section 12.6.7 Residential Standards

478

To amend Section 12.6.7 under sub-heading “Lift and Stair Cores” as follows:

In line with SPPR 6 5 of the Apartment Guidelines Apartments Guidelines (2025), a maximum of 12 apartments per floor per core may be provided in apartment schemes. This maximum provision may be increased for building refurbishment schemes on sites of any size or urban infill schemes on sites of up to 0.25ha, subject to overall design quality and compliance with building regulations. there shall be no requirement within statutory plans or within an individual scheme in respect of a minimum number of units per floor per core.

MA68.14

Amendment Ref. No. N/A

Section(s)

Page(s)

Section 12.6.7 Residential Standards

479 - 480

To amend Section 12.6.7 under sub-heading “Dual Aspect” as follows:

Dual aspect apartments should have openable windows on two or more walls which provides a view in more than just one direction. The use of windows, indents or kinks on single external elevations, in apartment units which are otherwise single aspect apartments, is not considered acceptable and / or sufficient to be considered dual aspect and these units, will be assessed as single aspect units. Preferably, the windows may be opposite one another, or adjacent around a corner. In line with SPPR 43 of the Apartment Guidelines the minimum number of dual aspect apartments that may be provided in any single apartment scheme, the following shall apply: 

• There shall be a minimum of 33% dual aspect units required in more ‘central and accessible urban locations’, where it is necessary to achieve a quality design in response to the subject site characteristics and ensure good street frontage,
• In ‘suburban or intermediate locations’ it is an objective that there shall generally be a minimum of 50% dual aspect apartments in a single scheme,
• For building refurbishment schemes on sites of any size or urban infill schemes on sites of up to
• A minimum of 25% of units within a development shall be required to be dual aspect. Statutory plans shall not specify minimum requirements that exceed the requirements of this Specific Planning Policy Requirement. 
• For building refurbishment schemes on sites of any size or urban infill schemes on sites of up to 0.25ha, planning authorities may exercise further discretion to consider dual aspect unit provision at a level lower than the 25% minimum outlined above on a case-by-case basis, but subject to the achievement of overall high design quality in other aspects.

And the following should be considered as part of design:

• Where single aspect apartments are provided, the number of south facing units should be maximised, with west or east facing single aspect units also being acceptable,
• North facing single aspect apartments may be considered, where overlooking a significant amenity such as a public park, garden or formal space, or a water body or some other amenity feature, 
• Particular care is needed where windows are located on lower floors that may be overshadowed by adjoining buildings

MA68.15

Amendment Ref. No. N/A

Section(s)

Page(s)

Section 12.6.7 Residential Standards

480

To amend the second paragraph under sub-heading Building Lifestyle Report and Management Companies in Section 12.6.7, as follows:

As such, planning applications for apartment developments shall include a building lifecycle report. The contents of this, in line with) the Sustainable Urban Housing: Design Standards for New Apartments (2020) includes Planning Design Standards for Apartments Guidelines for Planning Authorities (2025) includes:

MA68.16

Amendment Ref. No. N/A

Section(s)

Page(s)

Section 12.11.3 Waste Management

518-519

To amend the second bullet point under “(ii) Design and Siting of Refuse storage Recycling and Bring Facilities in Developments” in Section 12.11.3 as follows; 

Provision for the storage and collection of waste materials shall be in accordance with the guidelines for waste storage facilities in the relevant Regional Waste Management Plan and the design considerations contained in Section 4.8 and 4.9 of the guidelines Sustainable Urban Housing: Design Standards for New Apartments Guidelines for Planning Authorities, DHLGH (2020) Planning Design Standards for Apartments Guidelines for Planning Authorities (2025). Refuse storage for houses should be externally located, concealed / covered and adequate to cater for the size and number of bins normally allocated to a household. For terraced houses, the most appropriate area for bins to be stored is to the front of the house, which should be located in well-designed enclosures that do not to detract from visual amenity;

MA68.17

Amendment Ref. No. N/A

Section(s)

Page(s)

Appendix 1 - Statement of Compliance with Section 28 Guidelines

N/A

To update Table 1 of Appendix 1 – Statement of Compliance with Section 28 Guidelines, as follows:

Table 1: List of Section 28 Ministerial Guidelines 

MA68.18

Amendment Ref. No. N/A

Section(s)

Page(s)

Appendix 1 - Statement of Compliance with Section 28 Guidelines

N/A

To amend table 3 of Appendix 1 as follows:

Table 3: Implementation of SPPRs under the Apartment Guidelines Apartments Guidelines (2025)

MA68.19

Amendment Ref. No. N/A

Section(s)

Page(s)

New table (5) in Appendix 1 of the proposed Variation.

N/A

To amend a section in the new table (5) in Appendix 1 of the proposed Variation as follows:

Table 5: Implementation of SPPRs under the Sustainable Residential Development and Compact Settlements Guidelines for Planning Authorities (2024)