Land Use Zoning

CHAPTER 14

LAND USE ZONINGAICMÍU ÚSÁID TALAIMH

102

CHAPTER 14 LAND USE ZONING

DUBLIN CITY DEVELOPMENT PLAN 2005-2011

14.0.0

14.1.0

Introduction and Basic PrinciplesThis chapter sets out the general land use andzoning policies and objectives of the Plan. Itprovides an explanation of the land use categoriesand the zoning objectives that apply to them.

The overall strategy as regards zoning is based onthe following basic principles:

• That sufficient land should be zoned atappropriate locations throughout the city toaccommodate the expected growth in populationand other growth needs of Dublin city within thelifetime of the Plan.

• That zoning should be designed to promoteparticular uses in appropriate locations, to reduceconflict of uses and to protect resources bothnatural and man-made. Where appropriate,zonings should be used as a tool for shaping thecity and not solely reflect existing land uses.

• That development should be encouraged inestablished centres and the redevelopment ofunderutilised and brownfield land in these areasshould be promoted with a view to consolidatingand adding vitality to existing centres, andensuring the efficient use of urban lands thereby,according with the principles set out in theNational Spatial Strategy (NSS).

• That intensification of development should bepermitted adjacent and close to public transportnodes and corridors in order to maximise the useof public transport, to minimise trip generationand distribution and to promote sustainabledevelopment.

• That traditional single use zoning can result indevelopment that is largely two dimensional incharacter, i.e. large blocks of mono land uses.Dublin City Council recognises that a mix of usesis often more appropriate in urban areas, andthat a mixed use or three dimensional approachby way of horizontal and vertical differentiation inland uses results in more animation and activity inurban areas. Such a zoning approach is thereforeoften appropriate in central locations, identifiedmixed use zones and in areas well served bypublic transport such as the main radialtransportation routes.

• Under the provisions of the Dublin DocklandsDevelopment Authority Act, 1997, (S.24(5)), there isa requirement for the Dublin City Development Planto be consistent with the Docklands Master Plan.

• Dublin City Council recognises that certain publicbodies, and educational and health institutions,

provide important facilities for the city on theirsites. The continued provision of these facilities isdesirable for the economic, social and culturalhealth of the city, and it is the policy of DublinCity Council to co-operate with these bodies andinstitutions in relation to future planning anddevelopment of these sites so as to consolidatethese uses in their present locations.Notwithstanding the foregoing, permission willnot be granted for any development whichcontravenes the zoning of the site of theproposed development.

Key Challenges/Issues with regard to Zonings Since the adoption of the last City DevelopmentPlan in 1999 there have been a number of issueswith regard to zonings and the way in which theexisting zoning objectives have been implemented.In summary, these are as follows:

• There has been a trend for increasing pressurefor the development of Z6 lands for non-employment generating land uses, particularlyresidential. It is recognised that the developmentof non-employment uses on Z6 lands is justifiedon some sites, however, Z6 lands are animportant land bank for employment use which itis considered strategically important to protect.

• In considering applications for the developmentof lands zoned Objective Z6 there needs to be aconsistency of approach in terms of the quantumof non-employment generating floor spacepermitted on such lands.

• It has become apparent that there are a numberof sites, predominately in the inner suburbs andthe vicinity of the canal cordon, where mixed usedevelopment would be appropriate but which aretoo far from the established centre to justify Z5zoning. The bulk of these lands were previouslyzoned Objective Z6.

• The nature of Z5 (City Centre) and to a lesserextent Z6 (Employment/Enterprise) land useszoning is such that a wide range of uses ispermissible on individual sites with littleassessment of the overall cumulative impact ofsuch decisions. Consequently, the predominantuse of these lands is dominated by market forcesand switches between office and residentialdepending on the market. In practice, thisapproach has led to a relatively good spatialdistribution of mixed land uses in the central partsof the city, but needs to be kept under review.

14.2.0

• Recognition of the expansion of what isperceived as comprising the city centre toencompass the docklands area to the east andthe area around Heuston Station to the west.

Proposed Policy ApproachIn view of the above issues, a number ofamendments to the land use zoning objectives andzoned areas are proposed. In summary, these areas follows:

• The expansion of the city centre zoning(Objective Z5) primarily to the east and west toincorporate docklands and the area aroundHeuston Station, but also to the north and south.

• The expansion of the Z4 zoning to encompassmost of the main radial transportation routes outof the city, thereby ensuring that non-residentialuses (e.g. office/retail) are permissible uses atground floor level on such streets.

• The consolidation of the main zonings relating torejuvenation areas and development areas(formerly Objectives Z10, Z14 and Z16 in the1999 Plan) into an Objective Z14 which coversmost of the Framework Development Areas in thecity. Guiding principles for the overall developmentof each of the proposed Framework DevelopmentAreas have been prepared including thoseidentified as Z14 zones. (see 14.9.0).

• In recognition of their strategic location, therezoning of a number of sites currently zonedObjective Z6 to a new zoning category ObjectiveZ10, (Inner Suburban Mixed Use zone), whichwould permit a wider range and extent of mixeduses than permitted under Z6 but which wouldbe distinguished from areas zoned Z5 by arecognition of the more suburban nature andcontext of these sites.

• A number of mixed use Prime Urban Centres(PUCs) have been identified throughout DublinCity Council area as a specific objective of theDevelopment Plan. In general, these areas areprimarily zoned Objective Z4, however they mayincorporate other zonings. The location of thesecentres are highlighted on the Development Planmaps and a number of generic principles guidingtheir development have been drafted. These arelisted in Section 14.4.4 below.

Development proposals in these identified PrimeUrban Centres shall be in accordance with therelevant land use zoning objective and with theguiding principles set down for that specific area.

Primary Land Use Zoning CategoriesIn light of the above, the following sections set outthe objectives and requirements of the PlanningAuthority for the main categories of land use. In totalthere are 16 no. land use zones as follows: The following sections outline each of the abovezoning categories in more detail and set out thegeneral role of each zone in land use terms, and thespecific land use zoning objective in each case.

The following sections outline each of the abovezoning categories in more detail and set out thegeneral role of each zone in land use terms, and thespecific land use zoning objective in each case.

Residential (General) - Zone Z1

Land Use Zoning Objective Z1: To protect, provide and improve residentialamenities.

The general objectives for primarily residential areasare to provide a measure of protection fromunsuitable new development or certain ‘bad-neighbour’ developments that would either threaten

AICMIÚ ÚSÁID TALAIMH CAIBIDIL 14

103PLEAN FORBARTHA CHATHAIR BHAILE ÁTHA CLIATH 2005-2011

14.3.0

14.4.0

14.4.1

Table 14.1Primary Land Use Zoning Categories

Land Use Abbreviated Land Use Zoning Description Objective

Z1 Residential (General).Z2 Residential (Conservation Areas).Z3 Neighbourhood Centres.Z4 District Centres (incorporating

Prime Urban Centres)Z5 City Centre (Mixed Use)Z6 Employment/Enterprise (Light)Z7 Employment (Heavy)Z7A Employment (Heavy - excluding

incinerator/waste to energy plant)Z8 Conservation AreasZ9 Amenity/Open Space LandsZ10 Inner Suburban (Mixed Use)Z11 Waterways ProtectionZ12 Institutional Land (Future

Development Potential)Z13 Housing Rejuvenation AreasZ14 Development and Regeneration

Areas (including Framework Development Areas)

Z15 Institutional Land (Long Term Institutional Use)

104



14.4.2

or be incompatible with the overall residentialfunction of the area. It is not intended to rule outdevelopment other than housing development butsimply to apply a test that the new developmentshould be compatible with or reinforce theresidential function of the area as a whole.

In both new and established residential areas therewill be a range of uses that have the potential tofoster the development of new residentialcommunities. These are uses that benefit from aclose relationship with the immediate communityand have high standards of amenity, such asconvenience shopping, crèches, schools, nursinghomes, open space, recreation and amenity uses.

Zoning Objective Z1:

• Permissible UsesBuildings for the health, safety and welfare of thepublic, Childcare facility, Community facility,Education (excluding a night time use), Embassy,Enterprise centre, Halting site, Home-basedeconomic activity, Medical and related consultants,Open space, Park and ride facility, Place of publicworship, Public service installation, Residential,Shop (neighbourhood), Training centre.

• Open for Consideration UsesBed and breakfast, Betting office, Car park, Civicand amenity/recycling centre,Cultural/recreational building and uses, Gardencentre, Golf course and clubhouse, Hostel, Hotel,Industry (light), Media recording and generalmedia associated uses, Petrol station, Pigeonlofts, Public house, Restaurant, Veterinary surgery.

Residential (Conservation Areas) – Zone Z2

Land Use Zoning Objective Z2:To protect and/or improve the amenities ofresidential conservation areas.

Residential conservation areas have extensivegroupings of buildings and associated open spaceswith an attractive quality of architectural design andscale. The overall quality of the area in design andlayout terms is such that it requires special care indealing with development proposals which affectstructures in such areas, both protected and non-protected. The general objective for such areas is toprotect them from unsuitable new developments orworks that would have a negative impact on theamenity or architectural quality of the area.

The principal land use in residential conservation

areas is housing but can include a limited range ofother secondary and established uses such asthose outlined above in respect of Z1 lands.


• Permissible UsesBuildings for the health, safety and welfare of thepublic, Childcare facility, Home based economicactivity, Medical and related consultants, Openspace, Public service installation, Residential.

• Open for Consideration UsesCultural/recreational building and uses, Guesthouse, Media recording and general mediaassociated uses, Place of public worship,Restaurant, Veterinary surgery, Embassy.

Neighbourhood Centres – Zone Z3

Land Use Zoning Objective Z3: To provide for and improve neighbourhoodfacilities.

These are areas which provide local facilities suchas small convenience shops, hairdressers, hardwareetc. within a residential neighbourhood. They canform a focal point for a neighbourhood and providea limited range of services within approximately 5minutes walking distance of the local population.Neighbourhood centres provide an essential andsustainable amenity for residential areas and it isimportant that they should be maintained andstrengthened where necessary.

Neighbourhood centres may include an element ofhousing, particularly at higher densities, and aboveground floor level. When opportunities arise,accessibility, particularly by public transport, walkingand cycling, should be enhanced.

Zoning Objective Z3

• Permissible UsesATM, Bed and Breakfast, Betting office, Buildingsfor the health, safety and welfare of the public,Car park, Childcare facility, Community facility,Cultural/recreational building and uses, Education(excluding a night time use), Enterprise Centre,Garden Centre, Guest House, Home basedeconomic activity, Industry (light), Medical andrelated consultants, Open space, Public serviceinstallation, Residential, Restaurant, Shop(neighbourhood), Training centre, Office (max 300 sq.m.).

14.4.3

• Open for Consideration UsesAdvertisement and advertising structures, Civicand amenity/recycling centre, Embassy, Garage(motor repair/service), Household fuel depot,Media recording and general media-associateduses, Office (max 600 sq. m.), Petrol station,Place of public worship, Public house, Takeaway,Veterinary surgery, Internet café..

District Centres – Zone Z4

Land Use Zoning Objective Z4:To provide for and improve mixed servicesfacilities.

District Centres provide a far higher level of servicesthan neighbourhood centres. They will have outletsof greater size selling goods or providing services ofa higher order, and their catchment area extendsspatially to a far greater area than neighbourhoodcentres would normally service.

District centres will often attract large volumes oftraffic and should be located on transport corridorsand intersections, and be well serviced by public transport.

To maintain their role as district centres, newdevelopment should enhance their attractivenessand safety for pedestrians and a diversity of usesshould be promoted to maintain their vitalitythroughout the day and evening. In this regard,opportunity should be taken to use the levels aboveground level for additional commercial/retail/servicesor residential use. Higher densities will be permittedin district centres particularly where they are wellserved by public transport.The district centre concept can provide a focal pointfor the delivery of integrated services as envisagedin the Dublin City Development Board’s documentDublin - A City of Possibilities 2002-2012.

In response to this opportunity, Dublin City Councilhave identified and designated a number of PrimeUrban Centres. These centres that have, or will havein the future, the capacity, by reason of their existingsize, accessibility to public transport and/orestablished urban form, to deliver on a range ofrequirements, the most important of which are:

• An increased density of development

• A viable retail and commercial core

• A comprehensive range of high qualitycommunity and social services

• A distinctive spatial identity with a high qualityphysical environment

A symbol and reference number identifies thedesignated Prime Urban Centres on theDevelopment Plan maps. General principles withregard to the overall development in these identifiedPrime Urban Centres are set out below. Proposalsfor development within these areas should be inaccordance with these principles in addition tocomplying with the land use zoning.

The following locations have been identified asPrime Urban Centres:

1. PUC1 North Fringe East and West

2. PUC2 Northside Shopping Centre

3. PUC3 Ballymun

4. PUC4 Finglas Village

5. PUC5 Ballyfermot

6. PUC6 Rathmines

7. PUC7 Phibsborough

8. PUC8 Crumlin Shopping Centre

Within these identified Prime Urban Centres, thefollowing general development principles shall apply:

• Population: Establish significant residentialpopulation bases with diversity in unit types andtenures capable of establishing long termintegrated communities.

• Density: Ensure the establishment of high densitydevelopments capable of sustaining quality publictransport systems and supporting local servicesand activities. Account should be taken in anysuch development of any distinct or valuablearchitectural or historical features which influencethe urban form, character and scale of theexisting area.

• Transport: Ensuring provision is made for qualitypublic transport systems. Provide improvedaccess to these systems and incorporate mobilitymanagement plans, which prioritise the primacyof pedestrian movement and address the issue ofparking facilities and parking overflow.

• Commercial/Retail: The creation of a vibrant retailand commercial core with animated streetscapes.

• Community and Social Services: The centres willbe encouraged to become the focal point for theintegrated delivery of community and social services.

• Employment: Encourage the provision of mixeduse developments incorporating retail, office,residential and live work units, and the creation of



14.4.4

106



small start-up units. (The floor area limitations inrespect of offices given in the land use zoningobjective Z4 shall not apply in the case ofidentified Prime Urban Centres, and applicationsinvolving office development in these areas shallbe assessed on their merits taking account of theoverall objective to provide for a mixed use environment).

• Built Environment: The creation of high quality,mixed use urban districts with a distinctive spatialidentity and coherent urban structure ofinterconnected streets and child friendly publicspaces and urban parks. Development shouldhave regard to the existing urban form, scale andcharacter and be consistent with the builtheritage of the area.

• Capacity for Development: Encourage thedevelopment/redevelopment of under utilisedsites. Local action plans shall be prepared for allthe designated Prime Urban Centres. Each ofthese plans will be prepared in full consultationwith the public including consultations with localresidents, public sector and non-governmentagencies, local community groups, commercialand business interests within the area andelected representatives.

The boundaries of these Prime Urban Centres willbe formally delineated during the course of thedrafting of such plans. In the specific case ofRathmines, any plan should build on the workalready undertaken by the Rathmines Initiative Group.


• Permissible UsesAmusement/leisure complex, ATM, Bed andbreakfast, Betting office, Buildings for the health,safety and welfare of the public, Car park, Cartrading, Childcare facility, Civic offices,Community facility, Cultural/recreational buildingand uses, Education, Enterprise centre, Gardencentre, Guest house, Halting site, Home-basedeconomic activity, Hostel, Hotel, Industry (light),Live work units, Media recording and generalmedia associated uses, Medical and relatedconsultants, Motor sales showroom, Office (max.600 sq. m.)*, Open space, Park and ride facility,Petrol station, Place of public worship, Publichouse, Residential, Restaurant, Science andtechnology-based industry, Shop (district), Shop(neighbourhood), Takeaway, Training centre.

• Open for Consideration UsesAdvertisement and advertising structures, Civic

and amenity/recycling centre, Conference centre,Embassy, Factory shop, Financial institution,Funeral home, Garage (motor repair/service),Household fuel depot, Nightclub, Outdoor posteradvertising, Shop (major comparison),Warehousing (retail/non-food)/Retail Park,Warehousing and office (max. 1200 sq. m.1) ,Internet café.

In the case of Z14 lands that are identified as PUCsall uses identified as Permissible Uses and Open forConsideration Uses on Z4 lands will be considered.

City Centre (Mixed Use) – Zone Z5

Land Use Zoning Objective Z5: To consolidate and facilitate the development ofthe central area, and to identify, reinforce,strengthen and protect its civic design characterand dignity.

The primary purpose of this use zone is to sustainlife within the centre of the city through intensivemixed use development. The strategy is to provide adynamic mix of uses, which interact with each other,creates a sense of community and which sustainsthe vitality of the inner city both by day and night.

Ideally, this mix of uses should occur both verticallythrough the floors of the building as well ashorizontally along the street frontage. While ageneral mix of uses e.g. retail, commercial,residential etc. will be desirable throughout the areaon the principal shopping streets, retail will be thepredominant use at ground floor level.


• Permissible UsesAmusement/leisure complex, ATM, Bed andBreakfast, Betting office, Buildings for the health,safety and welfare of the public, Car park, Cartrading, Childcare facility, Civic Offices, Communityfacility, Conference centre, Cultural/recreationalbuilding and uses, Education, Embassy,Enterprise centre, Funeral home, Guest house,Home-based economic activity, Hostel, Hotel,Industry (light), Live work units, Media recordingand general media associated uses, Medical andrelated consultants, Motor sales showroom,Nightclub, Office, Open space, Place of publicworship, Public house, Public service installation,Residential, Restaurant, Science and technology-based industry, Shop (district), Shop(neighbourhood), Shop (major comparison),Takeaway, Training centre, Veterinary surgery,

1 Note: Floor area limatations for office use shall not apply in the case of identified Prime Urban Centres

14.4.5

Warehousing (retail/non-food)/Retail Park,Internet café.

• Open for Consideration UsesAdvertisement and advertising structures, Civicand amenity/recycling centre, Financial institution,Household fuel depot, Outdoor posteradvertising, Petrol station, Transport depot.

Employment/Enterprise – Zone Z6

Land Use Zoning Objective Z6: To provide for the creation and protection ofenterprise and facilitate opportunities foremployment creation.

It is considered that Z6 lands constitute animportant land bank for employment use in the citywhich it is considered strategically important toprotect. A number of accessible mixed use innersuburban sites which were zoned Z6 have beenrezoned Z10 to permit a wider range of mixed usedevelopment, making it important that remaining Z6lands are available to service the employmentrequirements of the city.

The uses in these areas will be primarily office basedindustry and business technology parks developedto a high environmental standard and incorporatinga range of amenities. A range of other usesincluding residential are open for consideration onlands zoned Objective Z6 but are seen as ancillaryto their primary use as employment zones. Inestablished areas Z6 lands may include lightindustry and some retail which has becomeestablished over a number of years.The uses in this zone are likely to generate aconsiderable amount of traffic by both employeesand service traffic. Sites should therefore have goodvehicular and public transport access. Theimplementation of mobility management plans willprovide important means of managing accessibilityto these sites.


• Permissible UsesATM, Betting Office, Car park, Childcare facility,Conference centre, Cultural/recreational buildingand uses, Enterprise centre, Hotel, Industry(light), Live work units, Open space, Park andride facility, Public service installation, Restaurant,Science and technology-based industry, Shop(neighbourhood), Training centre.

• Open for Consideration UsesAdvertisement and advertising structures, Car

trading, Civic and amenity/recycling centre,Factory shop, Funeral home, Garage (motorrepair/service), Nightclub, Office, Outdoor posteradvertising, Petrol station, Place of publicworship, Public house, Residential, Veterinarysurgery, Warehousing (retail/non-food)/RetailPark, Warehousing.

Employment (Industry) – Zone Z7

Land Use Zoning Objective Z7: To provide for the protection and creation ofindustrial uses, and facilitate opportunities foremployment creation.

The primary uses in these areas are those whichresult in a standard of amenity which would not beacceptable in other areas. They can unavoidablycause ‘bad neighbour’ problems due to thegeneration of disamenities such as noise, smells,heavy goods traffic etc.. Activities include industry,other than light industry, manufacturing repairs,open storage, waste material treatment, transportoperating services.

These areas require a measure of protection fromother non-compatible ‘clean’ uses as this can resultin conflict and limit the expansion of the primary usein the area. In particular, activities that fall within thescope of the SEVESO II (COMAH) Regulationsshould only be permitted on lands zoned ObjectiveZ7and Z7A and the expansion of such facilities maybe impacted by the requirement to protectsurrounding land uses.


• Permissible UsesATM, Betting office, Boarding kennel, Car park,Chemical processing and storage, Childcarefacility, Civic and amenity/recycling centre,Enterprise centre, Garage (motor repair/service),General industrial uses, Heavy vehicle park,Household fuel depot, Industry (light),Incinerator/Waste to energy plant, Open space,Outdoor poster advertising, Park and ride facility,Petrol station, Port related industries andfacilities, Public house, Public service installation,Scrap yard, Storage depot (open), Support officeancillary to primary use, Transfer station,Transport depot, Warehousing.

• Open for Consideration UsesAdvertisement and advertising structures,Amusement/leisure complex, Bed and breakfast,Buildings for the health, safety and welfare of the



14.4.714.4.6

108



public, Car trading, Community facility,Cultural/recreational building and uses, Factoryshop, Guest house, Hotel, Media recording andgeneral media associated uses, Nightclub, Placeof public worship, Restaurant, Science andtechnology-based industry, Takeaway.

Employment (Industry) – Zone Z7A

Land Use Zoning Objective Z7A:To provide for the protection and creation ofindustrial uses, and facilitate opportunities foremployment creation.

The primary uses in these areas are those whichresult in a standard of amenity which would not beacceptable in other areas. They can unavoidablycause ‘bad neighbour’ problems due to thegeneration of disamenities such as noise, smells,heavy goods traffic etc. Activities include industry,other than light industry, manufacturing repairs,open storage, waste material treatment, transportoperating services.

These areas require a measure of protection fromother non-compatible ‘clean’ uses as this can resultin conflict and limit the expansion of the primary usein the area. In particular, activities that fall within thescope of the SEVESO II (COMAH) Regulationsshould only be permitted on lands zoned ObjectiveZ7 and Z7A and the expansion of such facilities maybe impacted by the requirement to protectsurrounding land uses.

Zoning Objective Z7A:

• Permissible UsesATM, Betting office, Boarding kennel, Car park,Chemical processing and storage, Childcarefacility, Civic and amenity/recycling centre,Enterprise centre, Garage (motor repair/service),General industrial uses, Heavy vehicle park,Household fuel depot, Industry (light), Openspace, Outdoor poster advertising, Park and ridefacility, Petrol station, Port related industries andfacilities, Public house, Public service installation,Scrap yard, Storage depot (open), Support officeancillary to primary use, Transfer station,Transport depot, Warehousing.

• Open for Consideration UsesAdvertisement and advertising structures,Amusement/leisure complex, Bed and breakfast,Buildings for the health, safety and welfare of thepublic, Car trading, Community facility,

Cultural/recreational building and Uses, Factoryshop, Guest house, Hotel, Media recording andgeneral media associated uses, Nightclub, Placeof public worship, Restaurant, Science andtechnology-based industry, Takeaway.

Conservation Areas – Zone Z8

Land Use Zoning Objective Z8: To protect the existing architectural and civicdesign character, to allow only for limitedexpansion consistent with the conservationobjective. To allow primarily residential andcompatible office and institutional uses.

Lands zoned Objective Z8 incorporate the mainconservation areas in the city, primarily the GeorgianSquares. The aim is to protect the architecturaldesign and overall setting of such areas. A range ofuses are permitted in such zones, the main ones ofwhich are residential, office and industrial uses thatdo not impact negatively on the architecturalcharacter and setting of the area.


• Permissible UsesChildcare facility, Cultural/recreational buildingand uses, Education, Embassy, Guest house,Home-based economic activity, Hostel, Hotel,Medical and related consultants, Office(maximum 50% of unit and excluding retailbranch bank/building society), Open space,Residential.

• Open for Consideration UsesBuildings for the health, safety and welfare of thepublic, Nightclub, Place of public worship, Publicservice installation, Restaurant.

Amenity/Open Space Lands – Zone Z9

Land Use Zoning Objective Z9: To preserve, provide and improve recreationalamenity and open space.

This zoning includes all amenity open space landswhich can be divided into three broad categories asfollows:

1. Public open space

2. Private open space

3. Sports facilities in private ownership

Generally, the only new development allowed inthese areas, other than the amenity/recreational

14.4.9

14.4.814.4.7A

uses themselves are those associated with the openspace use. Specifically, residential development shallnot be permitted on public or privately owned openspace apart from limited once off development onlands accommodating private sports facilities asdetailed below.

In the case of sports facilities in private ownership,Dublin City Council recognises that a number ofsuch facilities are under pressure to relocate so asto release resources for the maintenance anddevelopment of the club or sports facility. In certaininstances where it is considered to be required tosecure, protect and consolidate the sporting andamenity nature of the lands and retain the facility inthe local area, some limited degree of residentialdevelopment may be permitted, on such sites on aonce off basis and subject to the primary use of thesite being retained for sporting/amenity use.


• Permissible UsesClub house and associated facilities, Municipalgolf course, Open space, Public serviceinstallation which would not be detrimental to theamenity of Z9 zoned lands.

• Open for Consideration UsesCar park for recreational purposes, Caravan park/Camp site (holiday), Community facility, Crèche,Craft centre/craft shop,Cultural/recreationalbuilding and uses, Golf course and clubhouse,Kiosk, Tea room.

Inner Suburban (Mixed Use) – Zone Z10

Land Use Zoning Objective Z10:To consolidate and facilitate the development ofinner suburban sites for mixed use developmentof which office, retail and residential would bethe predominant uses.

The primary uses in this zone are residential, officeand retail. A range of other smaller ancillary uses toservice the site will also be facilitated. The conceptof mixed use is central to the development orredevelopment of these sites and mono uses, eitherall residential or all employment/office use, shall notgenerally be permitted.

Lands zoned Z10 will cater for a relatively intensiveform of development in accessible inner suburbanlocations, and the range of uses permitted will besimilar to Z5 but not as intensive or wide ranging,reflecting the more suburban location and the

interactions with surrounding established land uses.

Accessibility will be an issue in the development ofZ10 lands, and where significant numbers ofemployment and/or residents are envisaged, amobility management plan will be required.


• Permissible UsesATM, Bed and breakfast, Betting office, Buildingsfor the health, safety and welfare of the public,Childcare facility, Craft centre/craft shop,Cultural/recreational building and uses, Education(excluding a night time use), Financial institution,Guest house, Halting site, Home-basedeconomic activity, Hostel, Hotel, Live work units,Medical and related consultants, Motor salesshowroom, Office, Public service installation,Residential, Restaurant, Shop (neighbourhood).

• Open for Consideration UsesAmusement/leisure complex, Car park, Cartrading, Civic and amenity/recycling centre, Civicoffices, Community facility, Conference centre,Embassy, Enterprise centre, Funeral home,Garden centre, Media recording and generalmedia associated uses, Petrol station, Place ofpublic worship, Science and technology-basedindustry, Shop (district), Takeaway, Trainingcentre, Veterinary surgery, Warehousing(retail/non-food)/Retail Park, Internet café.

Waterways Protection – Zone Z11

Land Use Zoning Objective Z11: To protect and improve canal, coastal and river amenities.

These areas generally include all the waterways andwaterbodies in the Dublin City Council area.

The purpose of the zoning is to protect the amenityof these areas including views and prospectsinto/out of the areas.


• Permissible UsesOpen space, Water-based recreational/culturalactivities.

• Open for Consideration UsesRestaurant, Tea room.



14.4.10

14.4.11

110



Institutional Land (Future DevelopmentPotential) – Zone Z12

Land Use Zoning Objective Z12: To ensure the existing environmental amenitiesare protected in any future use of these lands.

These are lands the majority of which are ininstitutional use, which could possibly be developedfor other uses such as residential.

These areas include community and recreationrelated development including schools and colleges,residential health care institutions (e.g. hospitals) anddevelopment for other community uses (e.g. clubmeeting facilities such as scout and guide halls).Often significant ancillary facilities such as staffaccommodation and dedicated open space orsports and recreational facilities are included.

Where lands zoned Z12 are to be developed, aminimum of 20% of the site, incorporatinglandscape features and the essential open characterof the site, will be required to be retained asaccessible public open space.

In considering any proposal for development onlands subject to zoning Objective Z12, other thandevelopment directly related to the existingcommunity and institutional uses, Dublin CityCouncil will require the preparation and submissionof a master plan setting out a clear vision for thefuture for the development of the entire land holding.In particular, the master plan will need to identify thestrategy for the provision of the 20% public openspace requirements associated with any residentialdevelopment, to ensure a coordinated approach tothe creation of high quality new public open spacefacilities on these lands.

And, for the avoidance of doubt, at least 20% socialand affordable housing requirement, as set out in theHousing Strategy in this Plan, will apply in thedevelopment of lands subject to the Z12 zoningobjective.


• Permissible UsesATM, Bed and breakfast, Buildings for the health,safety and welfare of the public, Caravan park/Camp site (holiday), Childcare facility, Communityfacility, Conference centre, Cultural/recreationalbuilding and uses, Education (excluding nighttime uses) Embassy, Enterprise centre, Gardencentre, Golf course and clubhouse, Guest house,

Halting site, Hostel, Hotel, Media recording andgeneral media associated uses, Medical andrelated consultants, Open space, Place of publicworship, Public service installation, Residentialinstitution, Residential, Restaurant, Science andtechnology-based industry, Training centre.

• Open for Consideration UsesBoarding kennel, Car park, Civic and amenity/recycling centre, Funeral home, Industry (light),Municipal Golf Course, Nightclub, Office, Outdoorposter advertising, Shop (neighbourhood).

Public Housing Rejuvenation Areas – Zone Z13

Land Use Zoning Objective Z13:To seek the social, economic and physicalrejuvenation of an area.

These are the large scale public housing areas forwhich it is envisaged that significant improvementand rejuvenation works (both social, economic andphysical) shall be undertaken over the lifetime of the Plan.


• Permissible UsesATM, Bed and breakfast, Betting office, Buildingsfor the health, safety and welfare of the public,Childcare facility, Cultural/recreational buildingsand uses, Education (excluding a night time use),Education, Enterprise centre, Guest house,Hostel, Hotel, Industry (light), Media recordingand general media associated uses, Medical andrelated consultants, Office, Open space,Residential, Shop (neighbourhood).

• Open for Consideration UsesAdvertisement and advertising structures, Cartrading, Civic and amenity/recycling centre,Funeral home, Nightclub.

Framework Development Areas – Zone Z14

Land Use Zoning Objective Z14: To seek the social, economic and physicaldevelopment and/or rejuvenation of an area withmixed use of which residential and “Z6” wouldbe the predominant uses.

These are areas where proposals for comprehensivedevelopment or redevelopment have been, or are inthe process of being prepared, and in the case ofeach, a number of development principles to guidethe development of each area have been identified.

14.4.14

14.4.12

14.4.13

These development principles are set out in Section14.9.0 below. It should be noted that not all of theidentified Framework Development Areas (Z14) arezoned Z14 in their entirety. A number, (e.g. HeustonStation and Environs and City Markets) have arange of zonings within their identified boundaries.

The development principles, the relevant land usezoning objectives and development standards shouldbe complied with in the making of developmentproposals on lands zoned Objective Z14.

The following areas have been identified asFramework Development Areas in the Plan:

1. FDA1 Pelletstown

2. FDA2 Finglas

3. FDA3 Northside Shopping Centre

4. FDA4 North Fringe

5. FDA5 Chapelizod

6. FDA6 Park West

7. FDA7 Heuston Station and Environs

8. FDA8 Grangegorman

9. FDA9 City Markets

10. FDA10 Spencer Dock North

11. FDA11 Digital Hub

12. FDA12 Newmarket

13. FDA13 South Bank/Poolbeg


• Permissible UsesAll uses outlined in zoning Objectives Z1 and Z6(permissible uses)

• Open for Consideration UsesAll uses outlined in zoning Objectives Z1 and Z6(open for consideration) and Financial institution.

In the case of Z14 lands that are identified forPrime Urban Centres, all uses identified asPermissible Uses and Open for ConsiderationUses on zoning Objective Z4 lands will beconsidered.

Institutional Land (Long Term InstitutionalUse) – Zone Z15

Land Use Zoning Objective Z15: To provide for institutional and community uses.

These are areas which are reserved for futureinstitutional and community uses and for existinguses which are unlikely to change in the future.

The present uses on the land generally includecommunity related development including schoolsand colleges, residential healthcare institutions e.g.hospitals, prisons.

The uses can sometimes cause amenity problemsfor adjoining uses (e.g. noise generated by 24-hourtraffic going to/from a hospital adjacent to a residentialarea). Opportunities should be taken, through thetreatment of boundaries and landscaping etc. toprotect adjoining areas from any adverse effect thatmay necessarily arise from this category of use.


• Permissible UsesATM, Buildings for the health, safety and welfareof the public, Childcare facility, Community facility,Cultural/recreational building and uses,Education, Medical and related consultants,Open space, Place of public worship, Publicservice installation, Residential institution

• Open for Consideration UsesBed and breakfast, Car park ancillary to andsubject to the main use remaining as communityor institutional, Residential, Guest house, Hostel,Hotel, Municipal Golf Course.

Where lands zoned Z15 are to be developed forresidential then:

(a) 25% of the site (this open space is in lieu of therequirement for 10-20% public open space providedfor in paragraph 15.9.7 hereof) shall be set aside foraccessible public open space and/or communityfacilities save that this requirement need not apply inthe event that the footprint of the existing buildingsexceeds 50% of the total site area of the institutionallands in question;

(b) A Local Area Plan (if appropriate having regard tothe Planning & Development Acts) setting out aclear vision for the entire land holding, including theportion of the site proposed to be set aside foraccessible public open space and/or communityfacilities must be made. In that regard, the LocalArea Plan shall identify how the requirement for 25%of the site to be set aside for accessible public openspace and/or community facilities will be met. Itshould ensure that the said space will be provided



14.4.15

112



in a manner designed to maximise appropriatepublic use and to protect existing sporting andrecreational facilities which are availablepredominantly for community use. Where suchfacility exists it shall rank for inclusion in the openspace requirement;

(c) In the event that a Local Area Plan is notconsidered appropriate then the applicant willsubmit a plan with the planning application which setsout a vision for the entire institutional land holding.

Permissible and Non-Permissible UsesThe following sections define what is meant by apermissible and open for consideration use.

Uses not listed in any of the categories in zones Z1,Z2, Z8, Z9, Z11 and Z15 are deemed not to bepermissible uses in principle.

Uses not specified in any of the above categories andlocated in the following zones will be dealt with ontheir merits: zones Z3, Z4 (including identified PrimeUrban Centres), Z5, Z6, Z7, Z7A, Z10, Z12, Z13.

‘Permissible Uses’A Permissible Use is one which is generallyacceptable in principle in the relevant zone, butwhich is subject to normal planning consideration,including policies and objectives outlined in the Plan.

‘Open for Consideration Uses’An Open for Consideration Use is one which maybe permitted where the Planning Authority issatisfied that the proposed development would becompatible with the overall policies and objectivesfor the zone, would not have undesirable effects onthe permitted uses, and would otherwise beconsistent with the proper planning and sustainabledevelopment of the area.

Relaxation of Zoning Objectives forProtected StructuresDublin City Council actively encourages uses whichare compatible with the character of protectedstructures. In certain cases, the Planning Authoritymay relax site zoning restrictions in order to securethe preservation and restoration of the buildings.These restrictions, including site developmentstandards, may be relaxed if the protected structureis being restored to the highest standard, the specialinterest, character and setting of the building isprotected and the use and development isconsistent with conservation policies and the properplanning and sustainable development of the area.

Non-Conforming UsesThroughout the Dublin City Council area there areuses which do not conform with the zoningobjective for the area. All such uses, where legallyestablished (the appointed day being 1 October1964) or where in existence longer than 7 years,shall not be subject to proceedings under the Act inrespect of the continuing use. When extensions toor improvements of premises accommodating suchuses are proposed, each shall be considered ontheir merits, and permission may be granted wherethe proposed development does not adverselyaffect the amenities of premises in the vicinity anddoes not prejudice the proper planning anddevelopment of the area.

Transitional Zone AreasThe land use zoning objectives and controlstandards show the boundaries between zones.While the zoning objectives and developmentcontrol standards indicate the different usespermitted in each zone, it is important to avoidabrupt transitions in scale and use zones. In dealingwith development proposals in these contiguoustransitional zonal areas, it is necessary to avoiddevelopments which would be detrimental to theamenities of the more environmentally sensitivezone. For instance, in zones abutting residentialareas or abutting residential development withinpredominately mixed use zones, particular attentionmust be paid to the use, scale, density and designof development proposals and to landscaping andscreening proposals in order to protect theamenities of residential properties.

Framework Development Areas –Development PrinciplesWithin each of the identified FrameworkDevelopment Areas, the following generaldevelopment principles shall apply:

FDA1 Pelletstown Framework Development Area

1. To provide for a sustainable living environment,prioritising public transport, more compact urbanform, mixed use and the creation of a strongsense of urban place.

2. To achieve a sufficient density of development tosustain public transport and a vibrant mix ofuses.

3. To develop a coherent spatial structure, based ona hierarchy of linked streets and public spacesand determined by urban design principles.

14.5.0

14.5.1

14.5.2

14.6.0

14.7.0

14.8.0

14.9.0

The main components of this spatial structure are:

o Two high quality village centres, one to the east and west respectively, as the focus for mixed use development and community activities

o A tree lined canal side boulevard linking thetwo village centres and providing the potentialfor developing a range of differentexperiences, including recreation andcompatible commercial uses

o A central park to provide the setting for leisureuses and community activities

o North/south linkages facilitating good accessto public transport and to the amenity of the Tolka Valley

4. To promote the creation of a high quality publicdomain by establishing a high standard of designin architecture and landscape architecture.

FDA2 Finglas Framework Development Area

1. The central aim of the strategy for Finglas is tocreate a revitalised and sustainable urban centrethat is responsive to the needs of itspredominantly residential hinterland.

2. To create a coherent and legible spatial identityrooted in Finglas’ historic network of streets,spaces and buildings that will be exploited todevelop a stimulating and distinct sense of place,provide a physical framework for futuredevelopment and promote and encouragemovement.

3. To significantly increase densities of developmentto provide for a sustainable mass of activityreflecting and consolidating Finglas’ position as aPrime Urban Centre and a destination centre.

4. To create a remodelled and animated streetscapedefined by a new building edge, contained bynew building blocks and with a sufficient scaleand density to generate energy and activity.

5. To establish a significant residential base tosupport local services and activities and withsufficient diversity of unit type and tenure toestablish a long term integrated community.

6. To respect and develop the archaeology of thearea as a core part of the Development Plan.

7. To provide a balanced and mixed residentialpopulation.

8. To develop the plan in an integrated way with the new residential estates in Fingal County Council areas.

9. To develop a central public transport hub thatrecognises Finglas a central public transportorbital link and a key QBC.

10. The development of the Finglas FDA will haveregard to the RAPID plan for Finglas East, andthe need to create adequate neighbourhoodservices and facilities.

FDA3 Northside Framework Development Area

1. To build on the platform of existing retail andcommunity facilities to create a vibrant andsustainable urban area with work, living andrecreational opportunities and ease of access toquality public transport.

2. To create a place with a distinctive urbancharacter based on urban design principles.

3. To incorporate sufficient densities of developmentto sustain public transport, a viable mix of usesand a wide range of community facilities.

4. To develop a coherent spatial structureincorporating a quality public domain and a highstandard in architecture and landscapearchitecture.

5. To provide for a balanced mix in residential tenure.

6. To exploit and integrate the amenity of the river inthe layout of the urban structure.

7. To recognise the need to enhance open spaceprovision and to ensure their retention andimprovement.

FDA4 North Fringe Framework Development Area

1. To create a highly sustainable, mixed use urbandistrict, based around high quality publictransport nodes, with a strong sense of place.

2. To achieve a sufficient density of development tosustain efficient public transport networks and aviable mix of uses and community facilities.

3. To establish a coherent urban structure, based onurban design principles, as a focus for a newcommunity and its integration with the establishedcommunity, comprising the following elements;

o An interconnected network of streets and



114



public spaces, including:

o A central spine route, in the form of a boulevardor High Street, linking the Malahide Road withthe proposed train station to the east

o Two high quality urban squares (one at thejunction of the Malahide Road with the MainStreet boulevard and the other adjacent to therail station) as the main focus for commercialand community activity

o A series of smaller urban squares as significantplace markers and activity nodes e.g. recreationsquare adjacent to Father Collins Park

o A flagship urban park in the redesigned FatherCollins Park

o A new perimeter route running north from theMalahide Road via Belcamp Lane, relievingtraffic pressure from the N32 and from theproposed Main Street boulevard.

4. To promote the creation of a high quality publicdomain by establishing a high standard of designin architecture and landscape architecture.

5. To develop the amenity potential of the MayneRiver in the creation of a linear park.

6. To develop an Urban Design Strategy for thelands at St. Michael’s Cottages that is co-ordinated with the overall strategies for the FDA.

FDA5 Chapelizod Framework Development Area

1. To protect, enhance and develop the uniquecharacter and identity of Chapelizod.

2. To ensure that a full understanding of thearchaeological, architectural, urban design andlandscape heritage of the village informs the designapproach to new development and renewal.

3. To ensure that an integrated approach to urbandesign achieves the following objectives:

o The creation of a coherent spatialpattern/village footprint inspired by thetraditional configuration of public spaces andstreet pattern

o New development which may becontemporary in character to complement thegrain and character of existing development

o The achievement of sustainable densitiesconsistent with successful integration into thevillage context

4. To develop the relationships of Chapelizod to theriver and to the Phoenix Park.

5. To maximise development opportunities andother initiatives to reduce the environmentalimpact of vehicular traffic on the village.

6. To provide a traffic management study for Chapelizod.

7. To protect/develop Martin’s Row as the urbanheart of the village ensuring:

o The retention/refurbishment of the existing built fabric

o The achievement of sustainable uses toensure the future of buildings fronting thepublic space

o The achievement of successful redevelopment of vacant/derelict sites

o The implementation of a sympathetic designfor the public space

FDA6 Park West Framework Development Area

1. To create a vibrant and sustainable new urbanarea with work, living and recreationalopportunities, based around high quality publictransport nodes.

2. To create a place with distinctive urban character,based on urban design principles with strongphysical and psychological linkages to the city.

3. To provide for sufficient densities of development,to sustain public transport and a viable mix of uses.

4. To provide for an integrated public transportsystem, with bus and commuter rail as the maincomponents.

5. To provide for the integration of the newcommunity with the established community.

6. To provide for a balanced mix of residential tenure.

7. To develop a coherent spatial framework,incorporating the following elements:

o Two axial routes, defined by buildings,providing the main structuring components,linking the proposed new rail station withBallyfermot Road to the north and Park WestRoad to the south

o A Main Street at the intersection of the twoaxial routes, providing a safe and vibrantmixed use environment

o Two major new linked civic spaces adjacent tothe rail station, creating a high profile for publictransport and a strong sense of place for thelocal resident and working population

o A series of nodal spaces at key junctions toact as place markers

8. That in the creation of the ‘new town’ in the ParkWest/Cherry Orchard area as a policy and prioritythat the key historic and existing deficits withregard to lay-out, community underdevelopment,policing, anti-social activity, lack of provision forchildcare etc. be factored in to be provided for inthe new proposed development and that a newCharter for Cherry Orchard be articulated andbecome an integral part of the overall plans andinitiatives for the area.

FDA7 Heuston Framework Development Area

1. To develop a new urban gateway character areafocused on the transport node of HeustonStation and incorporating sustainable densities ina quality contemporary architecture and urbanform which forges dynamic relationships with thenational cultural institutions in the Heuston environs.

2. To facilitate sustainable urban densities in newdevelopment and ensure such densities areunderpinned by access to an integrated publictransport system.

3. To ensure the application of best practice urbandesign principles to achieve:

o A coherent and legible urban structure withinmajor development sites

o A prioritisation on the provision of public space

o A successful interconnection between thedevelopment site and the adjacent urbanstructure

4. To resolve conflict between key modes oftransport, rail, light rail, bus, taxi and nationalprimary routes, with particular reference to the need to take pressure off the space in front of Heuston Station.

5. To forge spatial interconnection between thenational cultural institutions which cluster looselyin the Heuston environs but which are currentlyisolated due to a poor public domain andfragmented urban structure.

6. To provide a new urban edge to Victoria Quaycontaining the plaza space in front of Heustonand interfacing with the expanding centre ofgravity moving westwards from the city core.

7. To incorporate mixed use in appropriate ratios inorder to generate urban intensity and animation.This will require the major uses of residential and

office to be complemented by components ofculture, retail and service elements.

8. To ensure brownfield sites are developed within aco-ordinated framework including the provision ofan elevated urban space and river bridge to therear of Heuston Station.

9. To co-ordinate the redevelopment of the areawithin an overarching framework which willinclude the definition of common infrastructurefunded by a ring fenced contribution scheme.

10. To support Guinness Brewery in their continueddevelopment to safeguard employment, industryand tourism in the south west inner city.

FDA8 Grangegorman/BroadstoneFramework Development Area

1. To ensure that the development framework forGrangegorman/Broadstone provides for a highquality character area/urban district with strongphysical linkage to the H.A.R.P. Area/Smithfield,Phibsborough, Manor Street and to the CityCentre through Henrietta Street.

2. To create a highly sustainable urban campus atGrangegorman as a new home for DublinInstitute of Technology with the capacity todevelop strong links with other knowledge sectorengines located elsewhere in the inner city.

3. To develop a legible, attractive spatial and urbancharacter which marries the provision of newurban space with high quality contemporaryarchitecture and with the integration and re-useof protected historic structures and otherbuildings of architectural/artistic merit.

4. To ensure that the existing open space isdeveloped both for the benefit of the newcampus and for adjacent existing communities.

5. To co-operate with existing stakeholders inBroadstone to promote the development of arange of higher value economic uses that wouldbe complementary to the campus uses atGrangegorman.

6. To provide for the physical integration ofGrangegorman and Broadstone with each otherand the city centre through the development of aseries of physical connections includingpedestrian and cycle linkages and new transportinfrastructure.

7. To ensure that the requirements of the NorthArea Health Board in the provision of healthcarefacilities shall be accommodated in any futuredevelopment of Grangegorman.



116



8. To examine in conjunction with the relevanteducational agencies including Educate Togetherthe primary and secondary education uses tosupport this third level campus.

FDA9 City Markets Framework Development Area

1. The creation of a vibrant retail food market,restaurant and leisure market set predominantlywithin the Victorian set piece fruit and vegetableheritage market building incorporating criticalmass to generate dynamic linkage to HenryStreet and Smithfield and exploit the presence oflight rail.

2. Implement the Markets Framework Plandeveloped to achieve the above core objectiveand which includes the following:

o A new public square surrounding theconverted markets building

o A largely symmetrical frame of mainly new 6storey buildings in the east, north and westsides of the square and containing groundand first floor retail/restaurant/leisure uses witha ratio of specialist flexible office andresidential on the upper levels

o Courtyards of mainly residential use located tothe rear of the 6 storey buildings

o A retail fish and restaurant hall adjoining themarkets building to the south with 2.5 storeyworkshops adjoining its eastern side

o A 2 storey layer of underground car parkingunder the new side building and west sidepublic space

o A critical balance and scale of food stalls,restaurants, cafés, bars, specialist retail andleisure uses located in the ground floor andmezzanine level of the central markets buildingand in the ground and first floor of the mainbuilding adjoining the square, geared tounderpin the magnet status of the marketsproject

o Having regard to the association of theMarkets with the sale of food produce theemphasis will be on the continued facilitationof the sale of food produce by small producers

3. To ensure urban regeneration takes place within aco-ordinated framework which includes the definitionand costing of key infrastructure including publicspace and underground car parking which will befunded by a ring fenced contribution scheme.

4. To ensure development interconnects successfullywith the east-west pedestrian route north of themain square, with the corridor of the Luas andforges interesting connections to the river.

5. To ensure that the community benefits throughthe provision of adequate sporting/recreational/leisure facilities and amenities in the Markets area.

FDA10 Spencer Dock North FrameworkDevelopment Area

1. To develop a new urban neighbourhood basedon sustainable densities and with a strong senseof place, a ‘bridge’ between the establishedcommunities of East Wall and North Wall/ SheriffStreet.

2. To facilitate the provision of a socially cohesivecommunity through the provision in an integratedmanner of a wide range of housing types and tenures.

3. To create a high quality physical environmentthrough the development of a coherent spatialstructure based on a hierarchy of linked streetsand spaces.

4. To open up the Royal Canal as a centralcomponent of this spatial structure, as a linearpark - a ‘green lung’, a vital connector to theRiver and a generator of a network of linkedpublic spaces.

5. To improve accessibility from this newneighbourhood and the adjoiningneighbourhoods to the city centre and theI.F.S.C. through the development of an integratedpublic transportation system.

6. To create a permeable quarter by removingexisting physical barriers between these landsand the adjoining neighbourhoods of East Walland North Wall/Sheriff Street and developing of anetwork of pedestrian and cycle linkages.

7. To explore alternative and innovative ways ofcreating a new public dynamic and energy withinthe linear park and forging a physical synergybetween the park and future developments onthe adjoining lands to the east.

FDA11 Digital Hub Framework Development Area

1. To create a dynamic and sustainable new quarterfor the 21st century integrated into the heritageand culture of the Liberties/Coombe.

2. To create a centre of excellence for innovation,

creativity, research and learning, focussed ondeveloping new and existing digital contententerprises, demonstrating how the Government,through the Digital Hub Development Agency,connects with public, private and communitysectors to create a knowledge society and theworkplace of the future.

3. To make a major contribution to enterprise inIreland and to regeneration in Dublin throughcreating an information infrastructure that will bethe foundation and generator of a new economicbase for Irish and international companies in thetechnology sector.

4. To cluster a mix of Irish and international digitalcontent companies in a vibrant urban environment,through a balanced mix of enterprise, retail,residential and learning/educational uses.

5. To animate the public realm through the provisionof public spaces and meeting places, to facilitatenew connections between the creative,technological, research and development,educational and community sectors.

6. To respect the heritage and tradition of theLiberties by adapting existing buildings for newuses, and the integration of dynamiccontemporary architecture that embraces thedigital future and reflects the ethos of creativityand technological innovation of the Digital Hub.

7. To create a sustainable, vibrant and inclusiveliving, learning and working environment tobenefit the local and digital enterprisecommunities.

FDA12 Newmarket Framework Development Area

1. To re-make Newmarket as a major civic space, afocus for the regeneration of an emerging urbanprecinct and a key element in a linked network ofmajor urban spaces distributed across the city.

2. In the short term, to develop a new awareness inthe public consciousness of Newmarket,reintegrating it into the life of the city through thepromotion of a variety of experimental arts andcultural events and speciality markets.

3. In the medium term, to seek an innovativeapproach to the architectural design andtreatment of this important urban space togetherwith the identification of a suitable role or functionthat will reinstate Newmarket as a majorattraction and destination for the general publicand for visitors to Dublin.

4. To achieve the regeneration of key sites inNewmarket and its immediate vicinity and alongthe Cork Street corridor within the context of aco-ordinated design framework, securing usesthat will support, animate and strengthen thepublic space, build on the cultural and tourismpotential of the area and reflect the most innovativeand highest standards of architectural design.

5. To secure the physical integration of Newmarketwith its immediate hinterland, the neighbouringcathedral precinct and the city centre through thedevelopment of a high quality public realm, andthe development of visual continuity though thecareful selection of paving, street furniture, publicart and planting.

FDA13 South Bank/Poolbeg FrameworkDevelopment Area

1. To ensure that new development facilitates theimplementation of a global landscape plan for thePoolbeg Peninsula developed in the context ofthe unique landscape qualities of the peninsula,river and bay area.

2. To ensure that significant dimensions of thelandscape framework are implemented as part ofany future development in utilities.

3. To support a ‘differentiated character’ approachwithin an overall landscape framework that willallow for the consolidation of specific activities.

4. An urban scale and form of development withmixed use and defined areas of ‘predominantcharacter’.

5. To allow for utilities operation and expansionwithin an overall environmental improvementstrategy and landscape plan.

6. To promote and protect the ecology of the area,while providing for recreational open space withpublic access (and provision of a pitch and puttcourse located on Poolbeg Peninsula) within aconsolidation framework for public utilities,including the re-use of historic structures.

7. To improve accessibility through the developmentof a movement framework with a strongemphasis on public transport, pedestrian/cyclenetworks and incorporating innovativeapproaches geared to developing sustainablemodes of commuter movement and car parking.

8. To initiate a phased development of bothcommercial development and public realm –landscape/road infrastructure. To ensure that keyelements of the landscape framework are of the



118



14.11.0

highest quality design and are implemented earlyin the overall phasing plan to set future precedentfor area character.

9. To ensure phased implementation of majorredevelopment sites can be linked to theimplementation of significant public realm packagesof the landscape framework plan identifiedoutside of the commercial sites in question.

10. To ensure that all development is compatiblewith the nature conservation designations of thesouth bay.

11. To ensure that the unique landscape qualities ofthe Poolbeg Peninsula, rivers and bay area arerecognised in any development proposals for thePoolbeg area and that the existing opencharacter and nature of the views from IrishtownNature Park are retained as far as practicable.

Preparation of PlansIt shall be an objective of Dublin City Council toprepare Framework Development/Action Plans,which will include a wide scale local consultationprocess for the following areas:

• Santry Village (including the Z6 zoned lands atthe Swords Road, Santry Avenue junction)

• Richmond Road Area

• Z10 zoned lands on Botanic Road

• John Player Ltd/Bailey Gibson lands on SouthCircular Road

• Killester

• Donnycarney

Specific Objectives

MAP A:

• Lands adjoining Mellowes Road/Cardiff BridgeRoad/Kildonan Road and zoned Z3 shall be thesubject of a specific site objective to provideeffective community consultation and open spaceprovision in the future planning and developmentof this area.

• Lands adjoining Ballygall Road West and zonedZ4 shall be the subject of a specific site objectiveto provide effective community consultation in theplanning of this area.

MAP B:

• Lands adjoining Santry Avenue/Swords Roadjunction and zoned Z6 shall be the subject of aspecific site objective to prepare a FrameworkDevelopment Area Plan to include the VillageArea adjoining.

MAP E:

• Lands adjoining Botanic Avenue and zoned Z10shall be the subject of a specific site objective toprepare a Local Area Action Plan.

• Lands adjoining Richmond Road and zoned Z1,Z9, Z12, Z15 and comprising (a) part of St.Vincent’s Hospital lands (Z12), (b) site adjoining towest (Z1, Z9, Z15), (c) Stella Maris FootballGround (Z9) and (d) Tolka Park (Z9) shall be thesubject of a specific site objective to prepare aLocal Area Action Plan.

• Lands adjoining South Circular Road and zonedZ1, Z4 and Z6 shall be the subject of a specificsite objective to prepare a FrameworkDevelopment Area Plan.

• Lands adjoining Pembroke Gardens and zonedZ1 shall be the subject of a specific site objectiveto provide for Social and Affordable Housing only.

MAP F:

• Lands to the rear of St. Anthony’s Church,Clontarf and zoned Z12 shall be the subject of aspecific site objective to provide for Housing forthe Elderly.

• Lands adjoining Sandymount Village and zonedZ3 shall be the subject of a specific site objectivethat due regard shall be had of its location withinand immediately adjoining a Z2 area as regardsthe physical integrity of the streetscape and thearchitectural features of the buildings.

MAP H:

• Lands adjoining Dodder River and zoned Z9 shallbe the subject of a specific site objective for theirincorporation into a linear park along the DodderRiver.

• Lands adjoining Harolds Cross Road and zonedZ10 shall be the subject of a specific siteobjective that the mature trees be retained in anyfuture redevelopment.

14.10.0

Documents

Land Use Zoning