Amendment No.13

Amendment No.13: Allow limited flexibility in urban design parameters to address immovable site constraints

It is proposed that an additional paragraph is added to section 2.8. Built Form and Design under 2.8.1 Introduction to allow for defined and limited flexibility in applying urban design parameters where delivery is constrained by existing immovable infrastructure. The context of the Clonburris SDZ includes a number of significant, fixed infrastructural and environmental constraints such as the strategic gas pipeline network, designated ecological buffers (e.g. pNHA canal corridor), and an existing ESB substation. In specific locations, the delivery of key infrastructure and housing must respond to these fixed elements without compromising the overall design integrity of the SDZ.   

Add additional paragraph after the last paragraph in section 2.8.1

2.8.1 Introduction 

“The primarily greenfield nature of the SDZ lands at Clonburris presents an opportunity to create a coherent framework of streets, buildings, parks and spaces. This requires guidance in relation to buildings, development blocks and street design. 

This Planning Scheme provides guidance in relation to Built Form and Design in order to further detail the urban structure for the SDZ Lands in a manner that will help create an integrated urban district comprising well-designed Development Areas. This builds upon the provisions of this Planning Scheme in relation to (inter alia) movement, land use, density and green infrastructure by setting out key parameters in relation to design, block size, block form, street frontage, topography, urban grain, building heights, street design and parking etc.

To this end, a limited degree of flexibility in the application of urban design parameters may be considered by the Planning Authority where delivery is demonstrably constrained by existing immovable infrastructure or environmental designations. Such constraints may include the existing ESB substation, strategic gas transmission lines with statutory wayleaves, and the required setback from the Grand Canal pNHA. These are defined as fixed elements that cannot reasonably be relocated or removed within the development timeframe.

The onus is on developers/applicants to demonstrate that the constraint meets this definition and cannot be otherwise mitigated through alternative design approaches. Furthermore, applicants must demonstrate that the proposed development would not materially affect the key principles and objectives of the Planning Scheme; would not result in a significant reduction in dwelling numbers or non-residential floorspace within the Development Area; would not give rise to significant adverse effects on the environment or conflict with the environmental objectives set out in the SEA Environmental Report (including required setbacks from the Grand Canal); and would not have any implications in relation to European Sites.

The design response must represent the minimum necessary adjustment, and overall urban design quality, permeability, and placemaking objectives must still be achieved.