appendix 9: building height strategy - dlrcoco.ie · ed as appendix i of the d raft plan, sought to...
TRANSCRIPT
Appendix 9: Building Height Strategy
Bui
ldin
g H
eigh
t Str
ateg
y
Bui
ldin
g H
eigh
t Str
ateg
y
3
(A)
Bac
kgro
und
and
Ana
lysi
s
1.In
trod
ucti
on a
nd C
onte
xt...
......
......
......
......
......
......
......
.5
2.U
nder
stan
ding
Bui
ldin
g H
eigh
ts...
......
......
......
......
......
.10
3B
uild
ing
Hei
ght
in D
ún L
aogh
aire
Rat
hdow
n....
......
...14
(B)
Bui
ldin
g H
eigh
ts S
trat
egy
4.Po
licy
App
roac
h....
......
......
......
......
......
......
......
......
......
...21
5.G
ener
al P
rinc
iple
s....
......
......
......
......
......
......
......
......
.....2
9
6.La
ndm
ark
Bui
ldin
gs...
......
......
......
......
......
......
......
......
...32
Con
tent
s
2
3
(A)
Bac
kgro
und
and
Ana
lysi
s
1.In
trod
ucti
on a
nd C
onte
xt...
......
......
......
......
......
......
......
.5
2.U
nder
stan
ding
Bui
ldin
g H
eigh
ts...
......
......
......
......
......
.10
3B
uild
ing
Hei
ght
in D
ún L
aogh
aire
Rat
hdow
n....
......
...14
(B)
Bui
ldin
g H
eigh
ts S
trat
egy
4.Po
licy
App
roac
h....
......
......
......
......
......
......
......
......
......
...21
5.G
ener
al P
rinc
iple
s....
......
......
......
......
......
......
......
......
.....2
9
6.La
ndm
ark
Bui
ldin
gs...
......
......
......
......
......
......
......
......
...32
Con
tent
s
2
5
deve
lopm
ents
wer
e sc
atte
red
arou
nd t
he C
ount
y w
ith h
eigh
ts o
f
up t
o se
ven
stor
eys
but
thes
e w
ere
the
exce
ptio
n ra
ther
tha
n th
e
norm
, and
the
ir im
pact
rem
aine
d lo
cal.
How
ever
, re
cent
an
d pr
opos
ed
deve
lopm
ent
has
tend
ed
to
be
high
er -
ofte
n in
the
reg
ion
of f
our
to s
ix s
tore
ys.
In t
he l
arge
r
deve
lopm
ent
site
s su
ch a
s St
epas
ide,
Car
rick
min
es,
Che
rryw
ood,
Sand
yfor
d an
d al
ong
the
N11
cor
rido
r he
ight
s gr
eate
r th
an s
ix
stor
eys
have
bee
n pe
rmitt
ed. T
his
tren
d re
flect
s th
e ch
ange
in
natio
nal p
olic
y, dr
iven
by
the
Res
iden
tial D
ensi
ty G
uide
lines
(19
99)
and
the
subs
eque
nt S
usta
inab
le R
esid
entia
l D
evel
opm
ent
in U
rban
Are
as (
2008
) w
hich
req
uire
d lo
cal
auth
oriti
es t
o pr
omot
e hi
gher
resi
dent
ial d
ensi
ties
in a
ppro
pria
te lo
catio
ns.
Tall
build
ings
can
mar
k po
ints
of
sign
ifica
nt a
ctiv
ity s
uch
as c
entr
al
plac
es, c
reat
e fin
e la
ndm
arks
, hig
hlig
ht c
ivic
bui
ldin
gs a
nd e
mph
asis
e
impo
rtan
t tr
ansp
ort
conn
ectio
ns o
r no
des.
On
the
othe
r ha
nd,
they
ca
n so
met
imes
ov
ersh
adow
, ov
erlo
ok
and
dom
inat
e th
eir
imm
edia
te s
urro
undi
ngs
and
have
pot
entia
l adv
erse
effe
cts
on li
ving
cond
ition
s, pr
ivat
e ga
rden
s an
d pu
blic
sp
aces
. In
appr
opri
atel
y
plan
ned,
de
sign
ed
and/
or
loca
ted
tall
build
ings
ca
n de
trac
t
sign
ifica
ntly
fro
m t
he q
ualit
y of
a r
esid
entia
l en
viro
nmen
t an
dfro
m
the
publ
ic r
ealm
. Tal
l bu
ildin
gs c
an b
e es
peci
ally
inc
ompa
tible
in
area
s of
his
tori
c bu
ildin
gs, a
rchi
tect
ural
con
serv
atio
n ar
eas,
natu
ral
heri
tage
are
as a
nd a
reas
imbu
ed w
ith s
igni
fican
t vi
ews
and
skyl
ines
,
and
the
grea
ter
thei
r he
ight
, the
bro
ader
the
ir i
mpa
ct t
ends
to
be.
It fo
llow
s th
at t
he l
ocat
ion,
siti
ng a
nd o
rien
tatio
n ne
eds
to b
e
care
fully
man
aged
.
The
aim
of
this
Str
ateg
y is
to
ensu
re t
he p
rote
ctio
n of
the
bui
lt
heri
tage
of
th
e C
ount
y an
d ge
nera
l re
side
ntia
l am
eniti
es
whi
le
enco
urag
ing
high
er
dens
ities
of
qu
ality
w
here
ap
prop
riat
e in
acco
rdan
ce
with
na
tiona
l le
gisl
atio
n an
d to
en
sure
a
plan
-led
appr
oach
to
the
asse
ssm
ent
of t
alle
r bu
ildin
gs in
the
Cou
nty.
1.In
trod
uctio
n an
d C
onte
xt
1.1
Con
text
An
initi
al C
ount
y-w
ide
Build
ing
Hei
ghts
Str
ateg
y w
as p
repa
red
for
Dún
Lao
ghai
re R
athd
own
in l
ate
2006
, by
UK
-bas
ed c
onsu
ltant
s
Urb
an I
nitia
tives
, fo
llow
ing
a pe
riod
of
publ
ic c
onsu
ltatio
n. T
his
stud
y se
t ou
t a
prop
osed
str
ateg
y fo
r as
sess
ing
build
ing
heig
hts
base
d pr
imar
ily o
n th
e sp
atia
l st
rate
gy o
r ur
ban
hier
arch
y of
the
Cou
nty
– w
ith
a se
ries
of
re
lativ
ely
pres
crip
tive
‘ben
chm
ark
heig
hts’
re
com
men
ded
(incl
udin
g co
nditi
ons
whe
re
upw
ard
and
dow
nwar
d m
odifi
ers
may
app
ly)
for
vari
ous
node
s an
d tr
ansp
ort
corr
idor
s, ba
sed
on t
heir
rel
ativ
e po
sitio
n in
the
hie
rarc
hy. T
he
Stra
tegy
als
o re
com
men
ded
that
tho
se s
peci
fic a
reas
of t
he C
ount
y
whe
re
tall
build
ings
(o
r ‘D
istr
ict
Land
mar
ks’)
coul
d be
acco
mm
odat
ed w
ere
Sand
yfor
d, U
CD
Bel
field
and
Che
rryw
ood.
Whi
le t
he S
trat
egy
was
not
ed b
y th
e C
ounc
il, it
was
nev
er fo
rmal
ly
adop
ted
by w
ay o
f a V
aria
tion
to t
he C
ount
y D
evel
opm
ent
Plan
.
The
201
0-20
16 C
ount
y D
evel
opm
ent
Plan
rev
iew
pro
cess
, w
hich
com
men
ced
in e
arly
200
8, o
ffere
d a
timel
y op
port
unity
to
reas
sess
the
robu
stne
ss
and
cont
inui
ng
rele
vanc
e (o
r ot
herw
ise)
of
th
e
Urb
an I
nitia
tives
Str
ateg
y. It
was
con
side
red
by t
he D
evel
opm
ent
Plan
Tea
m t
hat
whi
le t
he S
trat
egy
had
cert
ain
mer
its, a
nd p
rovi
ded
a th
orou
gh a
naly
sis
of t
he i
ssue
s su
rrou
ndin
g bu
ildin
g he
ight
, a
maj
or
shor
tcom
ing
of
the
docu
men
t w
as
the
use
of
over
ly
pres
crip
tive
‘ben
chm
ark
heig
hts’
fo
r ev
ery
area
of
th
e C
ount
y.
Benc
hmar
k he
ight
s w
ere
defin
ed i
n th
e St
rate
gy a
s “t
he g
ener
al
reco
mm
ende
d he
ight
fo
r ea
ch
zone
" an
d th
at
ther
e w
as
a
“pre
sum
ptio
n th
at
deve
lopm
ent
shou
ld
be
cons
truct
ed
to
the
Benc
hmar
k H
eigh
t”.
Thi
s re
sulte
d in
a
situ
atio
n w
here
m
any
anom
alie
s ex
iste
d th
roug
hout
th
e C
ount
y –
for
exam
ple,
a
reco
mm
ende
d be
nchm
ark
heig
ht o
f 4
stor
eys
for
plac
es s
uch
as
Mou
nt
Mer
rion
, Fo
xroc
k an
d Sh
anki
ll, w
ith
pote
ntia
l lo
cal
land
mar
ks u
p to
7 s
tore
ys. C
onve
rsel
y, th
ere
wer
e ot
her
area
s of
the
Cou
nty
whe
re e
xist
ing
cons
truc
ted
deve
lopm
ent,
whi
ch h
ad
inte
grat
ed r
easo
nabl
y su
cces
sful
ly i
nto
its e
nviro
nmen
t, ac
tual
ly e
xcee
ded
the
pres
crib
ed
benc
hmar
k he
ight
s, fo
r ex
ampl
e th
e Pa
rkvi
ew
apar
tmen
ts
in
Step
asid
e (a
six
sto
rey
deve
lopm
ent
in a
n ar
ea w
ith a
fou
r st
orey
ben
chm
ark)
and
Har
bour
Squ
are,
Dun
Lao
ghai
re (
an e
ight
sto
rey
deve
lopm
ent
in a
n ar
ea
with
a fo
ur s
tore
y be
nchm
ark)
.
The
Pla
nnin
g D
epar
tmen
t pr
opos
ed a
n am
ende
d st
rate
gy a
s pa
rt o
f th
e 20
10
Dra
ft C
ount
y D
evel
opm
ent
Plan
. Thi
s St
rate
gy, p
ublis
hed
as A
ppen
dix
I of
the
Dra
ft Pl
an, s
ough
t to
est
ablis
h a
cons
ider
ed, p
rinc
iple
s-ba
sed
appr
oach
to
the
asse
ssm
ent
of b
uild
ing
heig
hts,
but
with
out
the
need
to
reso
rt t
o pr
escr
iptiv
e
benc
hmar
k he
ight
s.
At
the
conc
lusi
on o
f th
e D
evel
opm
ent
Plan
rev
iew
pro
cess
, th
e M
embe
rs
deci
ded
to a
dopt
the
rev
ised
Bui
ldin
g H
eigh
ts S
trat
egy
refe
rred
to
abov
e as
an
inte
gral
par
t of
the
Pla
n, b
ut w
ith t
he u
nder
stan
ding
tha
t th
e is
sue
wou
ld b
e
revi
site
d w
ith a
vie
w t
o re
visi
ng a
nd r
efin
ing
the
Stra
tegy
fur
ther
, pos
sibl
y by
way
of a
Var
iatio
n to
the
Pla
n.
Thi
s do
cum
ent
sets
out
a p
ropo
sed
Stra
tegy
for
disc
ussi
on. I
t se
ts o
ut a
bro
ad
stra
tegy
for
bui
ldin
g he
ight
bas
ed o
n th
e ac
cept
ed u
rban
hie
rarc
hy o
f th
e
Cou
nty
and
focu
ses
on
the
role
of
Lo
cal
Plan
s (L
ocal
Are
a Pl
ans/
Urb
an
Fram
ewor
k Pl
ans/
Stra
tegi
c D
evel
opm
ent
Zon
es)
for
deliv
erin
g de
taile
d po
licy
on b
uild
ing
heig
ht. I
t al
so p
ropo
ses
a m
ore
gene
ric
polic
y fo
r as
sess
ing
build
ing
heig
ht in
are
as w
hich
may
not
be
cove
red
by a
Loc
al A
rea
Plan
or
othe
r si
mila
r
stat
utor
y/no
n-st
atut
ory
plan
ning
fram
ewor
k.
Thi
s st
rate
gy m
ay b
e re
ferr
ed t
o as
the
Bui
ldin
g H
eigh
ts S
trat
egy
2010
-201
6.
On
the
adop
tion
of t
his
stra
tegy
, App
endi
x I
of t
he C
ount
y D
evel
opm
ent
Plan
shal
l cea
se t
o ha
ve e
ffect
.
1.2
Why
do
we
need
a S
trat
egy?
Dún
Lao
ghai
re-R
athd
own
is e
ssen
tially
a lo
w-r
ise
coun
ty. T
he p
reva
iling
bui
ldin
g
heig
ht s
eldo
m e
xcee
ds t
wo
to t
hree
sto
reys
, and
in
som
e sm
all
pock
ets
even
sing
le
stor
ey
deve
lopm
ent
prev
ails
. D
urin
g th
e im
med
iate
po
st-w
ar
deve
lopm
ent
boom
, res
iden
tial
and
reta
il de
velo
pmen
ts g
ener
ally
con
tinue
d to
follo
w
a tw
o to
th
ree
stor
ey
tem
plat
e.
A
limite
d nu
mbe
r of
hi
gher
5 4
1INT
ROD
UC
TIO
NA
ND
CO
NT
EXT
5
deve
lopm
ents
wer
e sc
atte
red
arou
nd t
he C
ount
y w
ith h
eigh
ts o
f
up t
o se
ven
stor
eys
but
thes
e w
ere
the
exce
ptio
n ra
ther
tha
n th
e
norm
, and
the
ir im
pact
rem
aine
d lo
cal.
How
ever
, re
cent
an
d pr
opos
ed
deve
lopm
ent
has
tend
ed
to
be
high
er -
ofte
n in
the
reg
ion
of f
our
to s
ix s
tore
ys.
In t
he l
arge
r
deve
lopm
ent
site
s su
ch a
s St
epas
ide,
Car
rick
min
es,
Che
rryw
ood,
Sand
yfor
d an
d al
ong
the
N11
cor
rido
r he
ight
s gr
eate
r th
an s
ix
stor
eys
have
bee
n pe
rmitt
ed. T
his
tren
d re
flect
s th
e ch
ange
in
natio
nal p
olic
y, dr
iven
by
the
Res
iden
tial D
ensi
ty G
uide
lines
(19
99)
and
the
subs
eque
nt S
usta
inab
le R
esid
entia
l D
evel
opm
ent
in U
rban
Are
as (
2008
) w
hich
req
uire
d lo
cal
auth
oriti
es t
o pr
omot
e hi
gher
resi
dent
ial d
ensi
ties
in a
ppro
pria
te lo
catio
ns.
Tall
build
ings
can
mar
k po
ints
of
sign
ifica
nt a
ctiv
ity s
uch
as c
entr
al
plac
es, c
reat
e fin
e la
ndm
arks
, hig
hlig
ht c
ivic
bui
ldin
gs a
nd e
mph
asis
e
impo
rtan
t tr
ansp
ort
conn
ectio
ns o
r no
des.
On
the
othe
r ha
nd,
they
ca
n so
met
imes
ov
ersh
adow
, ov
erlo
ok
and
dom
inat
e th
eir
imm
edia
te s
urro
undi
ngs
and
have
pot
entia
l adv
erse
effe
cts
on li
ving
cond
ition
s, pr
ivat
e ga
rden
s an
d pu
blic
sp
aces
. In
appr
opri
atel
y
plan
ned,
de
sign
ed
and/
or
loca
ted
tall
build
ings
ca
n de
trac
t
sign
ifica
ntly
fro
m t
he q
ualit
y of
a r
esid
entia
l en
viro
nmen
t an
dfro
m
the
publ
ic r
ealm
. Tal
l bu
ildin
gs c
an b
e es
peci
ally
inc
ompa
tible
in
area
s of
his
tori
c bu
ildin
gs, a
rchi
tect
ural
con
serv
atio
n ar
eas,
natu
ral
heri
tage
are
as a
nd a
reas
imbu
ed w
ith s
igni
fican
t vi
ews
and
skyl
ines
,
and
the
grea
ter
thei
r he
ight
, the
bro
ader
the
ir i
mpa
ct t
ends
to
be.
It fo
llow
s th
at t
he l
ocat
ion,
siti
ng a
nd o
rien
tatio
n ne
eds
to b
e
care
fully
man
aged
.
The
aim
of
this
Str
ateg
y is
to
ensu
re t
he p
rote
ctio
n of
the
bui
lt
heri
tage
of
th
e C
ount
y an
d ge
nera
l re
side
ntia
l am
eniti
es
whi
le
enco
urag
ing
high
er
dens
ities
of
qu
ality
w
here
ap
prop
riat
e in
acco
rdan
ce
with
na
tiona
l le
gisl
atio
n an
d to
en
sure
a
plan
-led
appr
oach
to
the
asse
ssm
ent
of t
alle
r bu
ildin
gs in
the
Cou
nty.
1.In
trod
uctio
n an
d C
onte
xt
1.1
Con
text
An
initi
al C
ount
y-w
ide
Build
ing
Hei
ghts
Str
ateg
y w
as p
repa
red
for
Dún
Lao
ghai
re R
athd
own
in l
ate
2006
, by
UK
-bas
ed c
onsu
ltant
s
Urb
an I
nitia
tives
, fo
llow
ing
a pe
riod
of
publ
ic c
onsu
ltatio
n. T
his
stud
y se
t ou
t a
prop
osed
str
ateg
y fo
r as
sess
ing
build
ing
heig
hts
base
d pr
imar
ily o
n th
e sp
atia
l st
rate
gy o
r ur
ban
hier
arch
y of
the
Cou
nty
– w
ith
a se
ries
of
re
lativ
ely
pres
crip
tive
‘ben
chm
ark
heig
hts’
re
com
men
ded
(incl
udin
g co
nditi
ons
whe
re
upw
ard
and
dow
nwar
d m
odifi
ers
may
app
ly)
for
vari
ous
node
s an
d tr
ansp
ort
corr
idor
s, ba
sed
on t
heir
rel
ativ
e po
sitio
n in
the
hie
rarc
hy. T
he
Stra
tegy
als
o re
com
men
ded
that
tho
se s
peci
fic a
reas
of t
he C
ount
y
whe
re
tall
build
ings
(o
r ‘D
istr
ict
Land
mar
ks’)
coul
d be
acco
mm
odat
ed w
ere
Sand
yfor
d, U
CD
Bel
field
and
Che
rryw
ood.
Whi
le t
he S
trat
egy
was
not
ed b
y th
e C
ounc
il, it
was
nev
er fo
rmal
ly
adop
ted
by w
ay o
f a V
aria
tion
to t
he C
ount
y D
evel
opm
ent
Plan
.
The
201
0-20
16 C
ount
y D
evel
opm
ent
Plan
rev
iew
pro
cess
, w
hich
com
men
ced
in e
arly
200
8, o
ffere
d a
timel
y op
port
unity
to
reas
sess
the
robu
stne
ss
and
cont
inui
ng
rele
vanc
e (o
r ot
herw
ise)
of
th
e
Urb
an I
nitia
tives
Str
ateg
y. It
was
con
side
red
by t
he D
evel
opm
ent
Plan
Tea
m t
hat
whi
le t
he S
trat
egy
had
cert
ain
mer
its, a
nd p
rovi
ded
a th
orou
gh a
naly
sis
of t
he i
ssue
s su
rrou
ndin
g bu
ildin
g he
ight
, a
maj
or
shor
tcom
ing
of
the
docu
men
t w
as
the
use
of
over
ly
pres
crip
tive
‘ben
chm
ark
heig
hts’
fo
r ev
ery
area
of
th
e C
ount
y.
Benc
hmar
k he
ight
s w
ere
defin
ed i
n th
e St
rate
gy a
s “t
he g
ener
al
reco
mm
ende
d he
ight
fo
r ea
ch
zone
" an
d th
at
ther
e w
as
a
“pre
sum
ptio
n th
at
deve
lopm
ent
shou
ld
be
cons
truct
ed
to
the
Benc
hmar
k H
eigh
t”.
Thi
s re
sulte
d in
a
situ
atio
n w
here
m
any
anom
alie
s ex
iste
d th
roug
hout
th
e C
ount
y –
for
exam
ple,
a
reco
mm
ende
d be
nchm
ark
heig
ht o
f 4
stor
eys
for
plac
es s
uch
as
Mou
nt
Mer
rion
, Fo
xroc
k an
d Sh
anki
ll, w
ith
pote
ntia
l lo
cal
land
mar
ks u
p to
7 s
tore
ys. C
onve
rsel
y, th
ere
wer
e ot
her
area
s of
the
Cou
nty
whe
re e
xist
ing
cons
truc
ted
deve
lopm
ent,
whi
ch h
ad
inte
grat
ed r
easo
nabl
y su
cces
sful
ly i
nto
its e
nviro
nmen
t, ac
tual
ly e
xcee
ded
the
pres
crib
ed
benc
hmar
k he
ight
s, fo
r ex
ampl
e th
e Pa
rkvi
ew
apar
tmen
ts
in
Step
asid
e (a
six
sto
rey
deve
lopm
ent
in a
n ar
ea w
ith a
fou
r st
orey
ben
chm
ark)
and
Har
bour
Squ
are,
Dun
Lao
ghai
re (
an e
ight
sto
rey
deve
lopm
ent
in a
n ar
ea
with
a fo
ur s
tore
y be
nchm
ark)
.
The
Pla
nnin
g D
epar
tmen
t pr
opos
ed a
n am
ende
d st
rate
gy a
s pa
rt o
f th
e 20
10
Dra
ft C
ount
y D
evel
opm
ent
Plan
. Thi
s St
rate
gy, p
ublis
hed
as A
ppen
dix
I of
the
Dra
ft Pl
an, s
ough
t to
est
ablis
h a
cons
ider
ed, p
rinc
iple
s-ba
sed
appr
oach
to
the
asse
ssm
ent
of b
uild
ing
heig
hts,
but
with
out
the
need
to
reso
rt t
o pr
escr
iptiv
e
benc
hmar
k he
ight
s.
At
the
conc
lusi
on o
f th
e D
evel
opm
ent
Plan
rev
iew
pro
cess
, th
e M
embe
rs
deci
ded
to a
dopt
the
rev
ised
Bui
ldin
g H
eigh
ts S
trat
egy
refe
rred
to
abov
e as
an
inte
gral
par
t of
the
Pla
n, b
ut w
ith t
he u
nder
stan
ding
tha
t th
e is
sue
wou
ld b
e
revi
site
d w
ith a
vie
w t
o re
visi
ng a
nd r
efin
ing
the
Stra
tegy
fur
ther
, pos
sibl
y by
way
of a
Var
iatio
n to
the
Pla
n.
Thi
s do
cum
ent
sets
out
a p
ropo
sed
Stra
tegy
for
disc
ussi
on. I
t se
ts o
ut a
bro
ad
stra
tegy
for
bui
ldin
g he
ight
bas
ed o
n th
e ac
cept
ed u
rban
hie
rarc
hy o
f th
e
Cou
nty
and
focu
ses
on
the
role
of
Lo
cal
Plan
s (L
ocal
Are
a Pl
ans/
Urb
an
Fram
ewor
k Pl
ans/
Stra
tegi
c D
evel
opm
ent
Zon
es)
for
deliv
erin
g de
taile
d po
licy
on b
uild
ing
heig
ht. I
t al
so p
ropo
ses
a m
ore
gene
ric
polic
y fo
r as
sess
ing
build
ing
heig
ht in
are
as w
hich
may
not
be
cove
red
by a
Loc
al A
rea
Plan
or
othe
r si
mila
r
stat
utor
y/no
n-st
atut
ory
plan
ning
fram
ewor
k.
Thi
s st
rate
gy m
ay b
e re
ferr
ed t
o as
the
Bui
ldin
g H
eigh
ts S
trat
egy
2010
-201
6.
On
the
adop
tion
of t
his
stra
tegy
, App
endi
x I
of t
he C
ount
y D
evel
opm
ent
Plan
shal
l cea
se t
o ha
ve e
ffect
.
1.2
Why
do
we
need
a S
trat
egy?
Dún
Lao
ghai
re-R
athd
own
is e
ssen
tially
a lo
w-r
ise
coun
ty. T
he p
reva
iling
bui
ldin
g
heig
ht s
eldo
m e
xcee
ds t
wo
to t
hree
sto
reys
, and
in
som
e sm
all
pock
ets
even
sing
le
stor
ey
deve
lopm
ent
prev
ails
. D
urin
g th
e im
med
iate
po
st-w
ar
deve
lopm
ent
boom
, res
iden
tial
and
reta
il de
velo
pmen
ts g
ener
ally
con
tinue
d to
follo
w
a tw
o to
th
ree
stor
ey
tem
plat
e.
A
limite
d nu
mbe
r of
hi
gher
5 4
1INT
ROD
UC
TIO
NA
ND
CO
NT
EXT
7
exce
llenc
e of
an
in
divi
dual
pr
ojec
t as
w
ell
as
the
bene
fits
and
just
ifica
tion
for
a ta
ll bu
ildin
g in
a s
peci
fic lo
catio
n. T
his
met
hod
has
been
suc
cess
fully
use
d in
Rot
terd
am,
whe
re e
ach
tall
build
ing
is
eval
uate
d by
an
expe
rt p
anel
in
rega
rd t
o in
nova
tion,
fle
xibi
lity,
ener
gy
savi
ng,
sens
e of
pl
ace,
cl
imat
ic
desi
gn,
expr
essi
on
and
dura
bilit
y. T
he I
rish
dev
elop
men
t m
anag
emen
t sy
stem
is,
how
ever
,
high
ly f
orm
al,
with
tig
ht s
tatu
tory
tim
esca
les
and
proc
esse
s. It
is
uncl
ear
how
suc
h a
syst
em c
ould
leg
ally
acc
omm
odat
e a
'Des
ign
Rev
iew
/Exp
ert
Pane
l' ap
proa
ch.
To c
ompl
emen
t its
alre
ady
impl
emen
ted
area
-bas
ed a
ppro
ach
and
ensu
re c
onsi
sten
t de
sign
qua
lity
the
Roy
al B
orou
gh o
f Ke
nsin
gton
and
Che
lsea
has
set
out
a s
erie
s of
add
ition
al r
equi
rem
ents
for
tal
l
build
ing
appl
icat
ions
. In
ad
ditio
n to
th
e no
rmal
re
quire
men
ts,
plan
ning
app
licat
ions
for
tal
l bu
ildin
gs i
n Ke
nsin
gton
and
Che
lsea
mus
t co
nsis
t of
:
1.A
de
sign
st
atem
ent
incl
udin
g de
velo
pmen
t co
ntex
t,
deve
lopm
ent
obje
ctiv
es,
urba
n de
sign
pri
ncip
les,
heig
ht
and
mas
sing
, de
nsity
, bu
ildin
g lin
e,
mat
eria
ls,
deta
ils,
exis
ting
and
prop
osed
lan
d an
d bu
ildin
g us
es,
grou
nd
floor
use
s an
d tr
eatm
ent
of r
oof
top/
crow
n. T
he d
esig
n
stat
emen
t ha
s to
sho
w t
hat
the
prop
osed
bui
ldin
g w
ould
be o
f exc
eptio
nal d
esig
n qu
ality
.
2.A
n en
viro
nmen
tal
impa
ct a
sses
smen
t st
udy
to s
how
the
impa
ct
of
the
build
ing
on
the
cont
ext,
espe
cial
ly
on
cons
erva
tion
area
s an
d si
gnifi
cant
vie
ws.
Thi
s sh
ould
be
done
thr
ough
acc
urat
e vi
sual
mod
ellin
g of
pro
posa
ls –
phot
omon
tage
s or
thr
ee-d
imen
sion
al c
ompu
ter
mod
els
(bui
ldin
gs
fully
re
nder
ed)
– fr
om
rele
vant
as
sess
men
t
poin
ts
defin
ed
by
the
coun
cil.
Prop
osal
s sh
ould
be
show
n in
day
light
and
nig
htlig
ht c
ondi
tions
.
3.A
pu
blic
re
alm
st
rate
gy
and
cont
ribu
tion
to
publ
ic
spac
es.
4.A
ta
ll bu
ildin
g st
atem
ent,
incl
udin
g be
nefit
s an
d
just
ifica
tions
– s
uch
as r
egen
erat
ion,
sus
tain
abili
ty a
nd
city
imag
e –
for
a ta
ll bu
ildin
g on
the
pro
pose
d si
te.
5.A
n ec
onom
ic s
tate
men
t in
clud
ing
the
busi
ness
cas
e fo
r a
tall
build
ing,
num
bers
of
jo
bs
and
impa
ct
upon
re
gene
ratio
n
obje
ctiv
es.
6.A
n im
pact
ass
essm
ent
stud
y ev
alua
ting
the
effe
cts
of t
he b
uild
ing
on
the
loca
l en
viro
nmen
t an
d m
icro
clim
ate
(win
d tu
nnel
stu
dies
, su
n
path
stu
dies
, sha
dow
ing,
priv
acy
and
over
look
ing,
pede
stri
an c
omfo
rt
anal
ysis
, etc
.).
7.A
mov
emen
t st
atem
ent
and
traf
fic i
mpa
ct a
sses
smen
t in
clud
ing
car
park
ing,
pede
stri
an m
ovem
ent
and
publ
ic t
rans
port
nee
ds.
8.A
bui
ldin
g se
rvic
es s
trat
egy
incl
udin
g bu
ildin
g sy
stem
s an
d en
clos
ure,
ener
gy
cons
umpt
ion
and
effic
ienc
y, lig
htin
g (d
ay
and
nigh
t tim
e),
tele
com
mun
icat
ions
and
mai
nten
ance
. The
str
ateg
y ha
s to
sho
w t
hat
the
prop
osed
tal
l bu
ildin
g w
ould
hav
e an
env
ironm
enta
lly s
ensi
tive
desi
gn.
9.A
n ev
alua
tion
to d
emon
stra
te w
heth
er a
sim
ilar
leve
l of
dens
ity c
an
be p
rovi
ded
in a
n al
tern
ativ
e an
d lo
w-r
ise
urba
n fo
rm.
Cri
teri
a ba
sed
asse
ssm
ents
for
tal
l bu
ildin
gs p
rovi
de m
ore
flexi
bilit
y an
d ha
ve
the
adva
ntag
e of
ada
ptin
g m
ore
read
ily t
o ch
ange
s in
the
eco
nom
ic c
limat
e an
d
deve
lopm
ent
prac
tice.
On
the
othe
r ha
nd, t
his
advi
sory
too
l, on
its
ow
n, l
acks
an o
vera
ll sp
atia
l vi
sion
and
city
im
age.
Cri
teri
a ba
sed
asse
ssm
ents
gen
eral
ly
prov
ide
less
cer
tain
ty fo
r de
velo
pers
, pla
nner
s an
d th
e pu
blic
.
1.3.
4C
ombi
natio
n of
App
roac
hes
A c
ompa
riso
n of
bui
ldin
g he
ight
reg
ulat
ions
in s
even
Eur
opea
n ci
ties
show
s th
at
in t
he m
ajor
ity o
f th
e ca
se s
tudi
es a
mix
of
stat
utor
y (M
axim
um B
uild
ing
Hei
ght,
Are
a Sp
ecifi
c G
uida
nce)
and
adv
isor
y (L
ist
of C
rite
ria
Ass
essm
ent)
too
ls
is b
eing
use
d.
How
ever
, th
ere
are
clea
r di
ffere
nces
as
to w
hich
is
the
mai
n in
stru
men
t to
guid
e bu
ildin
g he
ight
s an
d re
gula
te
tall
build
ings
. W
hils
t ta
ll bu
ildin
gs
in
Rot
terd
am a
re p
rim
arily
con
trol
led
by E
xper
t Pa
nels
, bui
ldin
g he
ight
s in
Ber
lin,
Pari
s an
d V
ienn
a ar
e re
stri
cted
in t
he fi
rst
plac
e by
a m
axim
um b
uild
ing
or e
aves
heig
ht. S
imila
rly,
Islin
gton
con
trol
s th
e de
velo
pmen
t of
tal
l bui
ldin
gs p
rim
arily
by
sett
ing
out
a m
axim
um b
uild
ing
heig
ht o
f 30
m.
Rec
ent
sche
mes
in
the
UK
com
plem
ent
area
spe
cific
gui
danc
e w
ith a
Lis
t of
Cri
teri
a A
sses
smen
t fo
r ta
ll
build
ing
appl
icat
ions
(Br
isto
l, R
oyal
Bor
ough
of
Kens
ingt
on a
nd C
hels
ea).
Som
e
citie
s, su
ch a
s Br
isto
l, su
ppor
t th
eir
area
spe
cific
gui
danc
e an
d lis
t of
ass
essm
ent
crite
ria
by fu
rthe
r se
ttin
g ou
t a
sugg
este
d m
axim
um h
eigh
t.
The
res
earc
h cl
earl
y de
mon
stra
tes
that
are
a sp
ecifi
c gu
idan
ce –
incl
udin
g su
gges
ted
pred
omin
ant
and
exce
ptio
nal
max
imum
hei
ght
– ca
n of
ten
be i
mpr
oved
if
used
in
com
bina
tion
with
a l
ist
of
asse
ssm
ent
crite
ria
and/
or
desi
gn
revi
ews
in
orde
r to
co
ntro
l
build
ing
heig
hts,
prom
ote
a co
here
nt c
ity i
mag
e an
d en
sure
hig
h
qual
ity d
esig
n. A
Bui
ldin
g H
eigh
t St
rate
gy e
mpl
oyin
g th
is m
ix o
f
man
dato
ry a
nd a
dvis
ory
crite
ria
is c
onsi
dere
d to
be
best
sui
ted
to
Dún
Lao
ghai
re-R
athd
own.
6
1.3
Hig
h B
uild
ing
Stra
tegi
es in
Eur
ope
Thi
s se
ctio
n an
alys
es h
ow d
iffer
ent
Euro
pean
citi
es h
ave
man
aged
build
ing
heig
hts
and
regu
late
d ta
ll bu
ildin
gs. C
ase
stud
ies
exam
ined
incl
ude
Berl
in, P
aris
, Vie
nna,
Dub
lin, L
ondo
n, B
rist
ol a
nd R
otte
rdam
.
The
con
trol
of
build
ing
heig
hts
has
been
a r
ecur
rent
the
me
in
Euro
pean
ur
ban
plan
ning
th
roug
hout
hi
stor
y fo
r a
vari
ety
of
reas
ons
incl
udin
g th
e pr
otec
tion
of a
men
ities
, lan
d va
lue
and
city
imag
e. B
uild
ings
of
exce
ptio
nal
heig
ht a
re l
ikel
y to
hav
e a
grea
ter
impa
ct o
n th
eir
cont
ext
than
oth
er b
uild
ings
. Tal
l bu
ildin
gs c
an
harm
impo
rtan
t vi
ews
or la
ndm
arks
and
may
ove
rsha
dow
, ove
rloo
k
and
dom
inat
e th
eir
surr
ound
ings
. On
the
othe
r ha
nd, t
all
build
ings
can
cons
titut
e im
port
ant
land
mar
ks a
nd p
rovi
de g
eogr
aphi
cal
or
cultu
ral o
rien
tatio
n po
ints
, whi
ch m
ay c
ontr
ibut
e to
a lo
cal i
dent
ity.
How
do
ot
her
Euro
pean
ci
ties
man
age
build
ing
heig
hts
and
regu
late
tal
l bui
ldin
gs? W
hen
com
pari
ng c
urre
nt p
lann
ing
polic
ies
to
guid
e an
d co
ntro
l bu
ildin
g he
ight
s in
di
ffere
nt
Euro
pean
ci
ties
(Par
is,
Berl
in, V
ienn
a, Br
isto
l, Lo
ndon
, D
ublin
and
Rot
terd
am)
it
beco
mes
cle
ar t
hat
ther
e ar
e th
ree
diffe
rent
app
roac
hes:
•M
axim
um B
uild
ing
Hei
ght
•A
rea
Spec
ific
Gui
danc
e (‘P
re-d
esig
ned’
zon
ing)
•C
rite
ria
Base
d A
sses
smen
t.
1.3.
1M
axim
um B
uild
ing
Hei
ght
Esta
blis
hing
a m
axim
um b
uild
ing
heig
ht w
as a
com
mon
pol
icy
in
19th
cen
tury
Eur
ope
and
is s
till u
sed
in m
any
Euro
pean
citi
es t
oday
.
Build
ing
heig
ht w
as r
estr
icte
d, f
or e
xam
ple,
in
Pari
s to
a m
axim
um
of 2
0 m
etre
s(m
) in
str
eets
wid
er t
han
20m
in
1859
, a r
egul
atio
n w
hich
is
still
enfo
rced
to
the
pres
ent
day.
Sim
ilarl
y, Be
rlin
has
def
ined
a m
axim
um e
aves
heig
ht o
f 22
m d
atin
g fr
om t
he 1
9th
cent
ury
and
allo
win
g fo
r fiv
e st
orey
s an
d a
setb
ack.
Vie
nna
has
set
out
a m
axim
um e
aves
hei
ght
of 2
6m (
also
dev
elop
ed
duri
ng t
he 1
9th
cent
ury)
and
Bri
stol
, in
its
rec
ent
Tall
Build
ing
Stra
tegy
, ha
s
adop
ted
a m
axim
um b
uild
ing
heig
ht o
f 27
m.
Like
wis
e Is
lingt
on (
Lond
on)
has
esta
blis
hed
a m
axim
um b
uild
ing
heig
ht o
f 30
met
res
- al
low
ing
for
8 st
orey
s an
d
a se
tbac
k. It
shou
ld b
e no
ted,
how
ever
, tha
t al
l ca
se s
tudi
es a
sses
sed
allo
w f
or
exce
ptio
nal
land
mar
k bu
ildin
gs,
such
as
the
Pots
dam
er P
latz
in
Berl
in w
hich
hous
e to
wer
s of
60-
70 m
.
Esta
blis
hing
a m
axim
um h
eigh
t to
con
trol
bui
ldin
g he
ight
is a
com
mon
pra
ctic
e
in u
rban
pla
nnin
g an
d en
sure
s a
hom
ogen
ous
heig
ht o
ver
larg
e ar
eas
of t
he
urba
n fa
bric
. Due
to
its c
lari
ty a
nd s
impl
icity
thi
s to
ol, w
hich
is u
sual
ly s
tatu
tory
,
prov
ides
cer
tain
ty f
or d
evel
oper
s, pl
anne
rs a
nd t
he p
ublic
. Its
dis
adva
ntag
es a
re
lack
of
flexi
bilit
y an
d la
ck o
f ad
apta
tion
to c
hang
ing
econ
omic
circ
umst
ance
s
and
requ
irem
ents
ove
r tim
e.
1.3.
2A
rea
Spec
ific
Gui
danc
e
Ano
ther
app
roac
h fo
cuse
s on
est
ablis
hing
are
a sp
ecifi
c gu
idan
ce o
n
build
ing
heig
ht a
nd t
all
build
ings
. Thi
s m
etho
d id
entif
ies
zone
s w
ith
sim
ilar
char
acte
rist
ics
and
requ
irem
ents
, and
def
ines
the
deg
ree
to
whi
ch e
ach
zone
is
suita
ble
for
the
deve
lopm
ent
of t
all
build
ings
.
Are
a sp
ecifi
c gu
idan
ce
usua
lly
iden
tifie
s, in
m
ap-b
ased
fo
rm,
loca
tions
whi
ch a
re a
ppro
pria
te, s
ensi
tive
or i
napp
ropr
iate
for
tal
l
build
ings
. O
ften
map
bas
ed p
lans
are
ass
iste
d by
spe
cific
pol
icie
s
and
guid
ance
, suc
h as
gen
eral
obj
ectiv
es a
s w
ell a
s su
gges
ted
and/
or
max
imum
hei
ghts
for
eac
h de
fined
zon
e. A
rea
spec
ific
guid
ance
usua
lly f
orm
s a
com
pone
nt p
art
of t
he s
tatu
tory
loc
al a
rea
plan
and/
or d
evel
opm
ent
plan
cov
erin
g an
y gi
ven
area
.
The
ar
ea-b
ased
ap
proa
ch
reco
gnis
es
the
valu
e of
di
ffere
nt
char
acte
r ar
eas
with
in t
he u
rban
fab
ric
and
aim
s to
pro
tect
and
enha
nce
the
over
all
city
im
age.
Due
to
its s
tatu
tory
cha
ract
er a
nd
its
clar
ity,
this
in
stru
men
t pr
ovid
es
cert
aint
y fo
r de
velo
pers
,
plan
ners
and
the
pub
lic. I
t al
low
s fo
r ta
ll bu
ildin
gs o
n sp
ecifi
c si
tes
as
wel
l as
re
stri
ctin
g hi
gh-r
ise
sche
mes
in
se
nsiti
ve
area
s. A
disa
dvan
tage
is
that
, on
its o
wn,
it
is i
nsuf
ficie
nt t
o en
sure
des
ign
exce
llenc
e, a
fund
amen
tal p
rere
quis
ite fo
r ta
ll bu
ildin
gs d
ue t
o th
eir
stro
ng a
nd la
stin
g im
pact
on
thei
r su
rrou
ndin
gs.
1.3.
3C
rite
ria
Base
d A
sses
smen
tC
rite
ria
base
d as
sess
men
t is
an
ad
viso
ry
tool
to
ev
alua
te
the
desi
gn e
xcel
lenc
e as
wel
l as
the
rea
sone
d ju
stifi
catio
n of
a t
all
build
ing
prop
osal
.
Cri
teri
a ba
sed
appr
oach
es c
an b
e es
tabl
ishe
d th
roug
h a
set
of
asse
ssm
ent
crite
ria.
Plan
ning
au
thor
ities
w
ould
no
rmal
ly
requ
ire
appl
ican
ts o
f ta
ll bu
ildin
g pr
opos
als
to c
ompr
ehen
sive
ly a
ddre
ss
thes
e cr
iteri
a in
the
ir p
lann
ing
subm
issi
ons.
Ano
ther
opt
ion
is t
o
eval
uate
tal
l bui
ldin
g pr
opos
als
thro
ugh
Des
ign
Rev
iew
s an
d Ex
pert
Pane
ls. T
hese
'Pa
nels
' us
ually
com
pris
e a
mix
of
high
ly r
egar
ded
arch
itect
s, ur
ban
desi
gner
s, pl
anne
rs,
traf
fic e
ngin
eers
, ec
onom
ists
,
and
ecol
ogis
ts
as
wel
l as
pu
blic
se
ctor
re
pres
enta
tives
an
d
stak
ehol
ders
. The
ir p
urpo
se i
s to
deb
ate
and
asse
ss t
he d
esig
n
Bris
tol: A
rea
Spec
ific
Gui
danc
e
7
exce
llenc
e of
an
in
divi
dual
pr
ojec
t as
w
ell
as
the
bene
fits
and
just
ifica
tion
for
a ta
ll bu
ildin
g in
a s
peci
fic lo
catio
n. T
his
met
hod
has
been
suc
cess
fully
use
d in
Rot
terd
am,
whe
re e
ach
tall
build
ing
is
eval
uate
d by
an
expe
rt p
anel
in
rega
rd t
o in
nova
tion,
fle
xibi
lity,
ener
gy
savi
ng,
sens
e of
pl
ace,
cl
imat
ic
desi
gn,
expr
essi
on
and
dura
bilit
y. T
he I
rish
dev
elop
men
t m
anag
emen
t sy
stem
is,
how
ever
,
high
ly f
orm
al,
with
tig
ht s
tatu
tory
tim
esca
les
and
proc
esse
s. It
is
uncl
ear
how
suc
h a
syst
em c
ould
leg
ally
acc
omm
odat
e a
'Des
ign
Rev
iew
/Exp
ert
Pane
l' ap
proa
ch.
To c
ompl
emen
t its
alre
ady
impl
emen
ted
area
-bas
ed a
ppro
ach
and
ensu
re c
onsi
sten
t de
sign
qua
lity
the
Roy
al B
orou
gh o
f Ke
nsin
gton
and
Che
lsea
has
set
out
a s
erie
s of
add
ition
al r
equi
rem
ents
for
tal
l
build
ing
appl
icat
ions
. In
ad
ditio
n to
th
e no
rmal
re
quire
men
ts,
plan
ning
app
licat
ions
for
tal
l bu
ildin
gs i
n Ke
nsin
gton
and
Che
lsea
mus
t co
nsis
t of
:
1.A
de
sign
st
atem
ent
incl
udin
g de
velo
pmen
t co
ntex
t,
deve
lopm
ent
obje
ctiv
es,
urba
n de
sign
pri
ncip
les,
heig
ht
and
mas
sing
, de
nsity
, bu
ildin
g lin
e,
mat
eria
ls,
deta
ils,
exis
ting
and
prop
osed
lan
d an
d bu
ildin
g us
es,
grou
nd
floor
use
s an
d tr
eatm
ent
of r
oof
top/
crow
n. T
he d
esig
n
stat
emen
t ha
s to
sho
w t
hat
the
prop
osed
bui
ldin
g w
ould
be o
f exc
eptio
nal d
esig
n qu
ality
.
2.A
n en
viro
nmen
tal
impa
ct a
sses
smen
t st
udy
to s
how
the
impa
ct
of
the
build
ing
on
the
cont
ext,
espe
cial
ly
on
cons
erva
tion
area
s an
d si
gnifi
cant
vie
ws.
Thi
s sh
ould
be
done
thr
ough
acc
urat
e vi
sual
mod
ellin
g of
pro
posa
ls –
phot
omon
tage
s or
thr
ee-d
imen
sion
al c
ompu
ter
mod
els
(bui
ldin
gs
fully
re
nder
ed)
– fr
om
rele
vant
as
sess
men
t
poin
ts
defin
ed
by
the
coun
cil.
Prop
osal
s sh
ould
be
show
n in
day
light
and
nig
htlig
ht c
ondi
tions
.
3.A
pu
blic
re
alm
st
rate
gy
and
cont
ribu
tion
to
publ
ic
spac
es.
4.A
ta
ll bu
ildin
g st
atem
ent,
incl
udin
g be
nefit
s an
d
just
ifica
tions
– s
uch
as r
egen
erat
ion,
sus
tain
abili
ty a
nd
city
imag
e –
for
a ta
ll bu
ildin
g on
the
pro
pose
d si
te.
5.A
n ec
onom
ic s
tate
men
t in
clud
ing
the
busi
ness
cas
e fo
r a
tall
build
ing,
num
bers
of
jo
bs
and
impa
ct
upon
re
gene
ratio
n
obje
ctiv
es.
6.A
n im
pact
ass
essm
ent
stud
y ev
alua
ting
the
effe
cts
of t
he b
uild
ing
on
the
loca
l en
viro
nmen
t an
d m
icro
clim
ate
(win
d tu
nnel
stu
dies
, su
n
path
stu
dies
, sha
dow
ing,
priv
acy
and
over
look
ing,
pede
stri
an c
omfo
rt
anal
ysis
, etc
.).
7.A
mov
emen
t st
atem
ent
and
traf
fic i
mpa
ct a
sses
smen
t in
clud
ing
car
park
ing,
pede
stri
an m
ovem
ent
and
publ
ic t
rans
port
nee
ds.
8.A
bui
ldin
g se
rvic
es s
trat
egy
incl
udin
g bu
ildin
g sy
stem
s an
d en
clos
ure,
ener
gy
cons
umpt
ion
and
effic
ienc
y, lig
htin
g (d
ay
and
nigh
t tim
e),
tele
com
mun
icat
ions
and
mai
nten
ance
. The
str
ateg
y ha
s to
sho
w t
hat
the
prop
osed
tal
l bu
ildin
g w
ould
hav
e an
env
ironm
enta
lly s
ensi
tive
desi
gn.
9.A
n ev
alua
tion
to d
emon
stra
te w
heth
er a
sim
ilar
leve
l of
dens
ity c
an
be p
rovi
ded
in a
n al
tern
ativ
e an
d lo
w-r
ise
urba
n fo
rm.
Cri
teri
a ba
sed
asse
ssm
ents
for
tal
l bu
ildin
gs p
rovi
de m
ore
flexi
bilit
y an
d ha
ve
the
adva
ntag
e of
ada
ptin
g m
ore
read
ily t
o ch
ange
s in
the
eco
nom
ic c
limat
e an
d
deve
lopm
ent
prac
tice.
On
the
othe
r ha
nd, t
his
advi
sory
too
l, on
its
ow
n, l
acks
an o
vera
ll sp
atia
l vi
sion
and
city
im
age.
Cri
teri
a ba
sed
asse
ssm
ents
gen
eral
ly
prov
ide
less
cer
tain
ty fo
r de
velo
pers
, pla
nner
s an
d th
e pu
blic
.
1.3.
4C
ombi
natio
n of
App
roac
hes
A c
ompa
riso
n of
bui
ldin
g he
ight
reg
ulat
ions
in s
even
Eur
opea
n ci
ties
show
s th
at
in t
he m
ajor
ity o
f th
e ca
se s
tudi
es a
mix
of
stat
utor
y (M
axim
um B
uild
ing
Hei
ght,
Are
a Sp
ecifi
c G
uida
nce)
and
adv
isor
y (L
ist
of C
rite
ria
Ass
essm
ent)
too
ls
is b
eing
use
d.
How
ever
, th
ere
are
clea
r di
ffere
nces
as
to w
hich
is
the
mai
n in
stru
men
t to
guid
e bu
ildin
g he
ight
s an
d re
gula
te
tall
build
ings
. W
hils
t ta
ll bu
ildin
gs
in
Rot
terd
am a
re p
rim
arily
con
trol
led
by E
xper
t Pa
nels
, bui
ldin
g he
ight
s in
Ber
lin,
Pari
s an
d V
ienn
a ar
e re
stri
cted
in t
he fi
rst
plac
e by
a m
axim
um b
uild
ing
or e
aves
heig
ht. S
imila
rly,
Islin
gton
con
trol
s th
e de
velo
pmen
t of
tal
l bui
ldin
gs p
rim
arily
by
sett
ing
out
a m
axim
um b
uild
ing
heig
ht o
f 30
m.
Rec
ent
sche
mes
in
the
UK
com
plem
ent
area
spe
cific
gui
danc
e w
ith a
Lis
t of
Cri
teri
a A
sses
smen
t fo
r ta
ll
build
ing
appl
icat
ions
(Br
isto
l, R
oyal
Bor
ough
of
Kens
ingt
on a
nd C
hels
ea).
Som
e
citie
s, su
ch a
s Br
isto
l, su
ppor
t th
eir
area
spe
cific
gui
danc
e an
d lis
t of
ass
essm
ent
crite
ria
by fu
rthe
r se
ttin
g ou
t a
sugg
este
d m
axim
um h
eigh
t.
The
res
earc
h cl
earl
y de
mon
stra
tes
that
are
a sp
ecifi
c gu
idan
ce –
incl
udin
g su
gges
ted
pred
omin
ant
and
exce
ptio
nal
max
imum
hei
ght
– ca
n of
ten
be i
mpr
oved
if
used
in
com
bina
tion
with
a l
ist
of
asse
ssm
ent
crite
ria
and/
or
desi
gn
revi
ews
in
orde
r to
co
ntro
l
build
ing
heig
hts,
prom
ote
a co
here
nt c
ity i
mag
e an
d en
sure
hig
h
qual
ity d
esig
n. A
Bui
ldin
g H
eigh
t St
rate
gy e
mpl
oyin
g th
is m
ix o
f
man
dato
ry a
nd a
dvis
ory
crite
ria
is c
onsi
dere
d to
be
best
sui
ted
to
Dún
Lao
ghai
re-R
athd
own.
6
1.3
Hig
h B
uild
ing
Stra
tegi
es in
Eur
ope
Thi
s se
ctio
n an
alys
es h
ow d
iffer
ent
Euro
pean
citi
es h
ave
man
aged
build
ing
heig
hts
and
regu
late
d ta
ll bu
ildin
gs. C
ase
stud
ies
exam
ined
incl
ude
Berl
in, P
aris
, Vie
nna,
Dub
lin, L
ondo
n, B
rist
ol a
nd R
otte
rdam
.
The
con
trol
of
build
ing
heig
hts
has
been
a r
ecur
rent
the
me
in
Euro
pean
ur
ban
plan
ning
th
roug
hout
hi
stor
y fo
r a
vari
ety
of
reas
ons
incl
udin
g th
e pr
otec
tion
of a
men
ities
, lan
d va
lue
and
city
imag
e. B
uild
ings
of
exce
ptio
nal
heig
ht a
re l
ikel
y to
hav
e a
grea
ter
impa
ct o
n th
eir
cont
ext
than
oth
er b
uild
ings
. Tal
l bu
ildin
gs c
an
harm
impo
rtan
t vi
ews
or la
ndm
arks
and
may
ove
rsha
dow
, ove
rloo
k
and
dom
inat
e th
eir
surr
ound
ings
. On
the
othe
r ha
nd, t
all
build
ings
can
cons
titut
e im
port
ant
land
mar
ks a
nd p
rovi
de g
eogr
aphi
cal
or
cultu
ral o
rien
tatio
n po
ints
, whi
ch m
ay c
ontr
ibut
e to
a lo
cal i
dent
ity.
How
do
ot
her
Euro
pean
ci
ties
man
age
build
ing
heig
hts
and
regu
late
tal
l bui
ldin
gs? W
hen
com
pari
ng c
urre
nt p
lann
ing
polic
ies
to
guid
e an
d co
ntro
l bu
ildin
g he
ight
s in
di
ffere
nt
Euro
pean
ci
ties
(Par
is,
Berl
in, V
ienn
a, Br
isto
l, Lo
ndon
, D
ublin
and
Rot
terd
am)
it
beco
mes
cle
ar t
hat
ther
e ar
e th
ree
diffe
rent
app
roac
hes:
•M
axim
um B
uild
ing
Hei
ght
•A
rea
Spec
ific
Gui
danc
e (‘P
re-d
esig
ned’
zon
ing)
•C
rite
ria
Base
d A
sses
smen
t.
1.3.
1M
axim
um B
uild
ing
Hei
ght
Esta
blis
hing
a m
axim
um b
uild
ing
heig
ht w
as a
com
mon
pol
icy
in
19th
cen
tury
Eur
ope
and
is s
till u
sed
in m
any
Euro
pean
citi
es t
oday
.
Build
ing
heig
ht w
as r
estr
icte
d, f
or e
xam
ple,
in
Pari
s to
a m
axim
um
of 2
0 m
etre
s(m
) in
str
eets
wid
er t
han
20m
in
1859
, a r
egul
atio
n w
hich
is
still
enfo
rced
to
the
pres
ent
day.
Sim
ilarl
y, Be
rlin
has
def
ined
a m
axim
um e
aves
heig
ht o
f 22
m d
atin
g fr
om t
he 1
9th
cent
ury
and
allo
win
g fo
r fiv
e st
orey
s an
d a
setb
ack.
Vie
nna
has
set
out
a m
axim
um e
aves
hei
ght
of 2
6m (
also
dev
elop
ed
duri
ng t
he 1
9th
cent
ury)
and
Bri
stol
, in
its
rec
ent
Tall
Build
ing
Stra
tegy
, ha
s
adop
ted
a m
axim
um b
uild
ing
heig
ht o
f 27
m.
Like
wis
e Is
lingt
on (
Lond
on)
has
esta
blis
hed
a m
axim
um b
uild
ing
heig
ht o
f 30
met
res
- al
low
ing
for
8 st
orey
s an
d
a se
tbac
k. It
shou
ld b
e no
ted,
how
ever
, tha
t al
l ca
se s
tudi
es a
sses
sed
allo
w f
or
exce
ptio
nal
land
mar
k bu
ildin
gs,
such
as
the
Pots
dam
er P
latz
in
Berl
in w
hich
hous
e to
wer
s of
60-
70 m
.
Esta
blis
hing
a m
axim
um h
eigh
t to
con
trol
bui
ldin
g he
ight
is a
com
mon
pra
ctic
e
in u
rban
pla
nnin
g an
d en
sure
s a
hom
ogen
ous
heig
ht o
ver
larg
e ar
eas
of t
he
urba
n fa
bric
. Due
to
its c
lari
ty a
nd s
impl
icity
thi
s to
ol, w
hich
is u
sual
ly s
tatu
tory
,
prov
ides
cer
tain
ty f
or d
evel
oper
s, pl
anne
rs a
nd t
he p
ublic
. Its
dis
adva
ntag
es a
re
lack
of
flexi
bilit
y an
d la
ck o
f ad
apta
tion
to c
hang
ing
econ
omic
circ
umst
ance
s
and
requ
irem
ents
ove
r tim
e.
1.3.
2A
rea
Spec
ific
Gui
danc
e
Ano
ther
app
roac
h fo
cuse
s on
est
ablis
hing
are
a sp
ecifi
c gu
idan
ce o
n
build
ing
heig
ht a
nd t
all
build
ings
. Thi
s m
etho
d id
entif
ies
zone
s w
ith
sim
ilar
char
acte
rist
ics
and
requ
irem
ents
, and
def
ines
the
deg
ree
to
whi
ch e
ach
zone
is
suita
ble
for
the
deve
lopm
ent
of t
all
build
ings
.
Are
a sp
ecifi
c gu
idan
ce
usua
lly
iden
tifie
s, in
m
ap-b
ased
fo
rm,
loca
tions
whi
ch a
re a
ppro
pria
te, s
ensi
tive
or i
napp
ropr
iate
for
tal
l
build
ings
. O
ften
map
bas
ed p
lans
are
ass
iste
d by
spe
cific
pol
icie
s
and
guid
ance
, suc
h as
gen
eral
obj
ectiv
es a
s w
ell a
s su
gges
ted
and/
or
max
imum
hei
ghts
for
eac
h de
fined
zon
e. A
rea
spec
ific
guid
ance
usua
lly f
orm
s a
com
pone
nt p
art
of t
he s
tatu
tory
loc
al a
rea
plan
and/
or d
evel
opm
ent
plan
cov
erin
g an
y gi
ven
area
.
The
ar
ea-b
ased
ap
proa
ch
reco
gnis
es
the
valu
e of
di
ffere
nt
char
acte
r ar
eas
with
in t
he u
rban
fab
ric
and
aim
s to
pro
tect
and
enha
nce
the
over
all
city
im
age.
Due
to
its s
tatu
tory
cha
ract
er a
nd
its
clar
ity,
this
in
stru
men
t pr
ovid
es
cert
aint
y fo
r de
velo
pers
,
plan
ners
and
the
pub
lic. I
t al
low
s fo
r ta
ll bu
ildin
gs o
n sp
ecifi
c si
tes
as
wel
l as
re
stri
ctin
g hi
gh-r
ise
sche
mes
in
se
nsiti
ve
area
s. A
disa
dvan
tage
is
that
, on
its o
wn,
it
is i
nsuf
ficie
nt t
o en
sure
des
ign
exce
llenc
e, a
fund
amen
tal p
rere
quis
ite fo
r ta
ll bu
ildin
gs d
ue t
o th
eir
stro
ng a
nd la
stin
g im
pact
on
thei
r su
rrou
ndin
gs.
1.3.
3C
rite
ria
Base
d A
sses
smen
tC
rite
ria
base
d as
sess
men
t is
an
ad
viso
ry
tool
to
ev
alua
te
the
desi
gn e
xcel
lenc
e as
wel
l as
the
rea
sone
d ju
stifi
catio
n of
a t
all
build
ing
prop
osal
.
Cri
teri
a ba
sed
appr
oach
es c
an b
e es
tabl
ishe
d th
roug
h a
set
of
asse
ssm
ent
crite
ria.
Plan
ning
au
thor
ities
w
ould
no
rmal
ly
requ
ire
appl
ican
ts o
f ta
ll bu
ildin
g pr
opos
als
to c
ompr
ehen
sive
ly a
ddre
ss
thes
e cr
iteri
a in
the
ir p
lann
ing
subm
issi
ons.
Ano
ther
opt
ion
is t
o
eval
uate
tal
l bui
ldin
g pr
opos
als
thro
ugh
Des
ign
Rev
iew
s an
d Ex
pert
Pane
ls. T
hese
'Pa
nels
' us
ually
com
pris
e a
mix
of
high
ly r
egar
ded
arch
itect
s, ur
ban
desi
gner
s, pl
anne
rs,
traf
fic e
ngin
eers
, ec
onom
ists
,
and
ecol
ogis
ts
as
wel
l as
pu
blic
se
ctor
re
pres
enta
tives
an
d
stak
ehol
ders
. The
ir p
urpo
se i
s to
deb
ate
and
asse
ss t
he d
esig
n
Bris
tol: A
rea
Spec
ific
Gui
danc
e
9
Bel
gard
Squ
are,
Tal
lagh
t. 13
Sto
rey
Res
iden
tial
Sch
eme
1.4.
4 Fi
ngal
Cou
nty
Cou
ncil
The
Fin
gal C
ount
y D
evel
opm
ent
Plan
201
1 -
2017
will
be
final
ised
in M
arch
201
1. S
omew
hat
surp
risi
ngly,
the
mos
t re
cent
Dra
ft do
es
not
incl
ude
spec
ific
polic
y on
bui
ldin
g he
ight
. It
is p
ropo
sed
that
Mas
terp
lans
and
'Urb
an C
entr
e St
rate
gies
' will
be
prep
ared
for
the
vari
ous
urba
n no
des
thro
ugho
ut t
he C
ount
y an
d th
at t
hese
pla
ns s
houl
d "s
et
out a
pol
icy fr
amew
ork
with
in w
hich
key
des
ign
fact
ors,
such
as
scal
e, m
assin
g, he
ight
,
form
, mat
eria
ls, c
onse
rvat
ion
issue
s an
d lin
kage
s ca
n be
judg
ed".
U2 Tower, Dublin Docklands (proposed) 36 Storeys - 180 metres
Wat
chto
wer
, Poi
nt V
illag
e, D
ockl
ands
(pr
opos
ed)
39 S
tore
ys -
120
m
8
Figu
re 1
. Bui
ldin
g H
eigh
t Po
licy:
Dub
lin C
ity
Dev
elop
men
t Pl
an 2
011
1.4
Bui
ldin
g H
eigh
t Po
licy
in Ir
elan
d
1.4.
1D
ublin
City
Cou
ncil
The
Dub
lin C
ity D
evel
opm
ent
Plan
201
1 –
2017
was
mad
e by
Dub
lin C
ity C
ounc
il in
Nov
embe
r 20
10.
Build
ing
heig
ht p
olic
y is
driv
en
prim
arily
th
roug
h th
e Lo
cal
Are
a Pl
an
prog
ram
me.
The
Dev
elop
men
t Pl
an d
efin
es t
hree
cat
egor
ies
of h
eigh
t fo
r th
e ci
ty:
low
-ris
e, m
id-r
ise
and
high
-ris
e.
The
City
Pla
n id
entif
ies
four
are
as w
ith p
oten
tial
for
tall
or '
high
-
rise
' bu
ildin
gs (
50m
plu
s: 12
sto
rey
offic
e/16
sto
rey
resi
dent
ial):
Doc
klan
ds
Clu
ster
, C
onno
lly,
Heu
ston
Are
a an
d G
eorg
e’s
Qua
y.
Nin
e fu
rthe
r ar
eas
are
iden
tifie
d w
ith p
oten
tial
to a
ccom
mod
ate
build
ings
of
up
to
50
m
in
heig
ht
(def
ined
as
'M
id-R
ise'
) –
Phib
sbor
ough
, G
rang
egor
man
, D
igita
l H
ub,
Nor
th
Frin
ge,
Clo
nsha
ugh
Indu
stri
al E
stat
e, B
ally
mun
, Pe
llets
tow
n, P
ark
Wes
t /
Che
rry
Orc
hard
and
Naa
s R
oad
Land
s. Po
licy
is a
lso
incl
uded
for
area
s de
fined
as
'low
-ris
e', w
hich
is e
ffect
ivel
y th
e re
mai
nder
of
the
City
are
a. A
key
pol
icy
was
add
ed t
o th
e Pl
an a
t am
endm
ent
stag
e:
“For
all
area
s in
the
Dev
elop
men
t Pl
an i
dent
ified
as
eith
er m
id-ri
se o
r
high
-rise
, a L
ocal
Are
a Pl
an s
hall
be p
repa
red.
In h
igh-
rise
area
s, th
e Lo
cal
Area
Pla
n sh
all
dete
rmin
e th
e m
axim
um h
eigh
t of
bui
ldin
gs. A
ll ar
eas
shal
l rem
ain
low
-rise
unt
il a
Loca
l Are
a Pl
an is
app
rove
d.”
1.4.
2C
ork
City
Cou
ncil
The
tal
lest
res
iden
tial
build
ing
in I
rela
nd i
s lo
cate
d in
Cor
k C
ity. T
he E
lysi
an
tow
er s
tand
s at
17
stor
eys
(81
met
res)
. Pol
icy
in t
he C
ork
City
Dev
elop
men
t
Plan
(20
09)
on b
uild
ing
heig
ht is
as
follo
ws:
With
in t
he c
onte
xt o
f Cor
k C
ity t
he fo
llow
ing
build
ing
heig
ht c
ateg
orie
s ca
n be
iden
tifie
d:
• Lo
w-r
ise
build
ings
- t
hese
are
1-3
sto
reys
in h
eigh
t;
• M
ediu
m-r
ise
build
ings
- t
hese
are
less
tha
n 32
met
res
in h
eigh
t (4
-9
stor
eys
appr
oxim
atel
y).
Build
ings
whi
ch a
re t
alle
r th
an t
he g
ener
al
build
ing
heig
ht i
n an
y ar
ea w
ill b
e co
nsid
ered
“ta
ller”
eve
n w
here
they
are
less
tha
n 10
sto
reys
;
• Ta
ll bu
ildin
gs -
the
se w
ill b
e bu
ildin
gs o
f 32
met
res
or h
ighe
r (T
he
appr
oxim
ate
equi
vale
nt o
f a
10
stor
ey b
uild
ing
with
a c
omm
erci
al
grou
nd fl
oor
and
resi
dent
ial i
n th
e re
mai
ning
floo
rs).
The
City
Cou
ncil
will
aim
to
prot
ect
the
spec
ial c
hara
cter
of C
ork
by d
irect
ing
tall
build
ings
to
deve
lopm
ent
area
s w
hich
hav
e be
en id
entif
ied
as h
avin
g
pote
ntia
l for
tal
l bui
ldin
gs. T
hese
are
:
-D
ockl
ands
;
-N
orth
Bla
ckpo
ol (
loca
tion
to b
e de
term
ined
in a
Loc
al A
rea
Plan
to
be p
repa
red
for
Nor
th B
lack
pool
);
-So
uth
Mah
on.
1.4.
3So
uth
Dub
lin C
ount
y C
ounc
ilPo
licy
on b
uild
ing
heig
ht is
incl
uded
in t
he r
ecen
tly a
dopt
ed S
outh
Dub
lin
Cou
nty
Dev
elop
men
t Pl
an (
2011
). The
Pla
n ad
opts
ess
entia
lly a
n 'a
rea
spec
ific
guid
ance
' app
roac
h, d
raw
ing
a di
stin
ctio
n be
twee
n to
wn
cent
re/d
istr
ict
cent
re
zone
s w
here
tal
ler
build
ings
may
be
perm
issi
ble,
and
oth
er m
ore
subu
rban
area
s of
the
Cou
nty.
"The
layo
ut o
f new
hig
her-d
ensit
y re
siden
tial d
evel
opm
ents
imm
edia
tely
adjo
inin
g ar
eas
of e
xist
ing
one
and
two
stor
ey h
ousin
g sh
ould
see
k to
ens
ure
a
grad
ual c
hang
e in
bui
ldin
g he
ight
s w
ith n
o sig
nific
ant m
arke
d in
crea
se in
bui
ldin
g
heig
ht in
clo
se p
roxi
mity
to e
xist
ing
hous
ing.
In p
artic
ular
new
hou
sing
outs
ide
of to
wn
cent
re a
nd d
istric
t cen
tre lo
catio
ns w
hich
are
loca
ted
imm
edia
tely
next
to o
r bac
king
onto
exi
stin
g on
e an
d tw
o st
orey
hou
sing
and
shar
ing
a co
mm
on re
ar o
r sid
e ga
rden
boun
dary
sho
uld
have
no
mor
e th
an tw
o st
orey
s in
hei
ght e
xcep
t in
case
s w
here
the
Elys
ian
Tow
er, C
ork
Cit
y
dist
ance
bet
wee
n op
posin
g re
ar w
indo
ws
in th
e ex
istin
g an
d ne
w
resid
entia
l bui
ldin
gs is
gre
ater
than
35
met
res."
The
Pla
n go
es o
n to
sta
te t
hat:
"The
hei
ght o
f bui
ldin
gs s
houl
d be
dete
rmin
ed b
y th
e fo
llow
ing:
The
heig
ht o
f sur
roun
ding
dev
elop
men
t and
the
form
atio
n of
a c
ohes
ive s
treet
scap
e pa
ttern
. In
gene
ral, p
erim
eter
bloc
ks s
houl
d be
thre
e to
five
sto
reys
in h
eigh
t inc
ludi
ng a
top
floor
setb
ack.
Dev
iatio
ns fr
om th
ese
stan
dard
s m
ay b
e co
nsid
ered
with
in
desig
nate
d to
wn,
dist
rict a
nd lo
cal c
entre
s (w
here
app
ropr
iate
) and
whe
re th
ere
is hi
gh q
ualit
y pu
blic
trans
port
(Lua
s an
d Ra
il) w
here
amen
ities
can
be
mai
ntai
ned.
" With
reg
ards
to
the
issu
e of
def
inin
g
tall
build
ings
, the
Pla
n us
es t
he fo
llow
ing
defin
ition
: "A h
igh
build
ing
is on
e th
at e
xcee
ds fi
ve s
tore
ys (1
5 m
etre
s ap
prox
imat
ely)
or i
s
signi
fican
tly h
ighe
r tha
n ne
ighb
ourin
g or
sur
roun
ding
dev
elop
men
t."
9
Bel
gard
Squ
are,
Tal
lagh
t. 13
Sto
rey
Res
iden
tial
Sch
eme
1.4.
4 Fi
ngal
Cou
nty
Cou
ncil
The
Fin
gal C
ount
y D
evel
opm
ent
Plan
201
1 -
2017
will
be
final
ised
in M
arch
201
1. S
omew
hat
surp
risi
ngly,
the
mos
t re
cent
Dra
ft do
es
not
incl
ude
spec
ific
polic
y on
bui
ldin
g he
ight
. It
is p
ropo
sed
that
Mas
terp
lans
and
'Urb
an C
entr
e St
rate
gies
' will
be
prep
ared
for
the
vari
ous
urba
n no
des
thro
ugho
ut t
he C
ount
y an
d th
at t
hese
pla
ns s
houl
d "s
et
out a
pol
icy fr
amew
ork
with
in w
hich
key
des
ign
fact
ors,
such
as
scal
e, m
assin
g, he
ight
,
form
, mat
eria
ls, c
onse
rvat
ion
issue
s an
d lin
kage
s ca
n be
judg
ed".
U2 Tower, Dublin Docklands (proposed) 36 Storeys - 180 metres
Wat
chto
wer
, Poi
nt V
illag
e, D
ockl
ands
(pr
opos
ed)
39 S
tore
ys -
120
m
8
Figu
re 1
. Bui
ldin
g H
eigh
t Po
licy:
Dub
lin C
ity
Dev
elop
men
t Pl
an 2
011
1.4
Bui
ldin
g H
eigh
t Po
licy
in Ir
elan
d
1.4.
1D
ublin
City
Cou
ncil
The
Dub
lin C
ity D
evel
opm
ent
Plan
201
1 –
2017
was
mad
e by
Dub
lin C
ity C
ounc
il in
Nov
embe
r 20
10.
Build
ing
heig
ht p
olic
y is
driv
en
prim
arily
th
roug
h th
e Lo
cal
Are
a Pl
an
prog
ram
me.
The
Dev
elop
men
t Pl
an d
efin
es t
hree
cat
egor
ies
of h
eigh
t fo
r th
e ci
ty:
low
-ris
e, m
id-r
ise
and
high
-ris
e.
The
City
Pla
n id
entif
ies
four
are
as w
ith p
oten
tial
for
tall
or '
high
-
rise
' bu
ildin
gs (
50m
plu
s: 12
sto
rey
offic
e/16
sto
rey
resi
dent
ial):
Doc
klan
ds
Clu
ster
, C
onno
lly,
Heu
ston
Are
a an
d G
eorg
e’s
Qua
y.
Nin
e fu
rthe
r ar
eas
are
iden
tifie
d w
ith p
oten
tial
to a
ccom
mod
ate
build
ings
of
up
to
50
m
in
heig
ht
(def
ined
as
'M
id-R
ise'
) –
Phib
sbor
ough
, G
rang
egor
man
, D
igita
l H
ub,
Nor
th
Frin
ge,
Clo
nsha
ugh
Indu
stri
al E
stat
e, B
ally
mun
, Pe
llets
tow
n, P
ark
Wes
t /
Che
rry
Orc
hard
and
Naa
s R
oad
Land
s. Po
licy
is a
lso
incl
uded
for
area
s de
fined
as
'low
-ris
e', w
hich
is e
ffect
ivel
y th
e re
mai
nder
of
the
City
are
a. A
key
pol
icy
was
add
ed t
o th
e Pl
an a
t am
endm
ent
stag
e:
“For
all
area
s in
the
Dev
elop
men
t Pl
an i
dent
ified
as
eith
er m
id-ri
se o
r
high
-rise
, a L
ocal
Are
a Pl
an s
hall
be p
repa
red.
In h
igh-
rise
area
s, th
e Lo
cal
Area
Pla
n sh
all
dete
rmin
e th
e m
axim
um h
eigh
t of
bui
ldin
gs. A
ll ar
eas
shal
l rem
ain
low
-rise
unt
il a
Loca
l Are
a Pl
an is
app
rove
d.”
1.4.
2C
ork
City
Cou
ncil
The
tal
lest
res
iden
tial
build
ing
in I
rela
nd i
s lo
cate
d in
Cor
k C
ity. T
he E
lysi
an
tow
er s
tand
s at
17
stor
eys
(81
met
res)
. Pol
icy
in t
he C
ork
City
Dev
elop
men
t
Plan
(20
09)
on b
uild
ing
heig
ht is
as
follo
ws:
With
in t
he c
onte
xt o
f Cor
k C
ity t
he fo
llow
ing
build
ing
heig
ht c
ateg
orie
s ca
n be
iden
tifie
d:
• Lo
w-r
ise
build
ings
- t
hese
are
1-3
sto
reys
in h
eigh
t;
• M
ediu
m-r
ise
build
ings
- t
hese
are
less
tha
n 32
met
res
in h
eigh
t (4
-9
stor
eys
appr
oxim
atel
y).
Build
ings
whi
ch a
re t
alle
r th
an t
he g
ener
al
build
ing
heig
ht i
n an
y ar
ea w
ill b
e co
nsid
ered
“ta
ller”
eve
n w
here
they
are
less
tha
n 10
sto
reys
;
• Ta
ll bu
ildin
gs -
the
se w
ill b
e bu
ildin
gs o
f 32
met
res
or h
ighe
r (T
he
appr
oxim
ate
equi
vale
nt o
f a
10
stor
ey b
uild
ing
with
a c
omm
erci
al
grou
nd fl
oor
and
resi
dent
ial i
n th
e re
mai
ning
floo
rs).
The
City
Cou
ncil
will
aim
to
prot
ect
the
spec
ial c
hara
cter
of C
ork
by d
irect
ing
tall
build
ings
to
deve
lopm
ent
area
s w
hich
hav
e be
en id
entif
ied
as h
avin
g
pote
ntia
l for
tal
l bui
ldin
gs. T
hese
are
:
-D
ockl
ands
;
-N
orth
Bla
ckpo
ol (
loca
tion
to b
e de
term
ined
in a
Loc
al A
rea
Plan
to
be p
repa
red
for
Nor
th B
lack
pool
);
-So
uth
Mah
on.
1.4.
3So
uth
Dub
lin C
ount
y C
ounc
ilPo
licy
on b
uild
ing
heig
ht is
incl
uded
in t
he r
ecen
tly a
dopt
ed S
outh
Dub
lin
Cou
nty
Dev
elop
men
t Pl
an (
2011
). The
Pla
n ad
opts
ess
entia
lly a
n 'a
rea
spec
ific
guid
ance
' app
roac
h, d
raw
ing
a di
stin
ctio
n be
twee
n to
wn
cent
re/d
istr
ict
cent
re
zone
s w
here
tal
ler
build
ings
may
be
perm
issi
ble,
and
oth
er m
ore
subu
rban
area
s of
the
Cou
nty.
"The
layo
ut o
f new
hig
her-d
ensit
y re
siden
tial d
evel
opm
ents
imm
edia
tely
adjo
inin
g ar
eas
of e
xist
ing
one
and
two
stor
ey h
ousin
g sh
ould
see
k to
ens
ure
a
grad
ual c
hang
e in
bui
ldin
g he
ight
s w
ith n
o sig
nific
ant m
arke
d in
crea
se in
bui
ldin
g
heig
ht in
clo
se p
roxi
mity
to e
xist
ing
hous
ing.
In p
artic
ular
new
hou
sing
outs
ide
of to
wn
cent
re a
nd d
istric
t cen
tre lo
catio
ns w
hich
are
loca
ted
imm
edia
tely
next
to o
r bac
king
onto
exi
stin
g on
e an
d tw
o st
orey
hou
sing
and
shar
ing
a co
mm
on re
ar o
r sid
e ga
rden
boun
dary
sho
uld
have
no
mor
e th
an tw
o st
orey
s in
hei
ght e
xcep
t in
case
s w
here
the
Elys
ian
Tow
er, C
ork
Cit
y
dist
ance
bet
wee
n op
posin
g re
ar w
indo
ws
in th
e ex
istin
g an
d ne
w
resid
entia
l bui
ldin
gs is
gre
ater
than
35
met
res."
The
Pla
n go
es o
n to
sta
te t
hat:
"The
hei
ght o
f bui
ldin
gs s
houl
d be
dete
rmin
ed b
y th
e fo
llow
ing:
The
heig
ht o
f sur
roun
ding
dev
elop
men
t and
the
form
atio
n of
a c
ohes
ive s
treet
scap
e pa
ttern
. In
gene
ral, p
erim
eter
bloc
ks s
houl
d be
thre
e to
five
sto
reys
in h
eigh
t inc
ludi
ng a
top
floor
setb
ack.
Dev
iatio
ns fr
om th
ese
stan
dard
s m
ay b
e co
nsid
ered
with
in
desig
nate
d to
wn,
dist
rict a
nd lo
cal c
entre
s (w
here
app
ropr
iate
) and
whe
re th
ere
is hi
gh q
ualit
y pu
blic
trans
port
(Lua
s an
d Ra
il) w
here
amen
ities
can
be
mai
ntai
ned.
" With
reg
ards
to
the
issu
e of
def
inin
g
tall
build
ings
, the
Pla
n us
es t
he fo
llow
ing
defin
ition
: "A h
igh
build
ing
is on
e th
at e
xcee
ds fi
ve s
tore
ys (1
5 m
etre
s ap
prox
imat
ely)
or i
s
signi
fican
tly h
ighe
r tha
n ne
ighb
ourin
g or
sur
roun
ding
dev
elop
men
t."
11
2.U
nder
stan
ding
Bui
ldin
g H
eigh
t
2.1
Intr
oduc
tion
Build
ing
heig
hts
can
be
expr
esse
d in
te
rms
of
over
all
heig
ht,
num
ber
of f
loor
s, he
ight
of
para
pet
or r
idge
, he
ight
rel
ativ
e to
part
icul
ar la
ndm
arks
or
a ra
tio o
f bui
ldin
g he
ight
to
stre
et o
r sp
ace
wid
th.
Build
ing
heig
hts
sign
ifica
ntly
de
fine
the
char
acte
r of
ci
ties
or
quar
ters
. Whi
lst
som
e ci
ties
and
quar
ters
are
cha
ract
eris
ed b
y lo
w-
rise
bu
ildin
gs,
othe
rs
are
defin
ed
by
its
high
-ris
e st
ruct
ures
.
Furt
herm
ore,
ci
ties
or
quar
ters
ca
n ha
ve
a ho
mog
enou
s an
d
unifo
rm b
uild
ing
heig
ht o
r pr
esen
t a
dive
rsity
or
rang
e of
bui
ldin
g
heig
hts.
'Hig
h Bu
ildin
g’ o
r ‘T
all
Build
ing’
is
a ve
ry r
elat
ive
term
and
one
that
is c
omm
only
use
d w
ith a
lack
of p
reci
sion
or
disc
retio
n. A
six-
stor
ey
build
ing
mig
ht,
for
exam
ple,
be
a
tall
build
ing
in
a
pred
omin
antly
tw
o-st
orey
sub
urba
n ar
ea, b
ut o
f a
com
mon
hei
ght
in a
met
ropo
litan
city
cen
tre.
It
is i
mpe
rativ
e th
at a
ny o
bjec
tive
anal
ysis
of t
all b
uild
ings
mus
t, th
eref
ore,
be
cons
ider
ed in
rel
atio
n to
thei
r lo
cal c
onte
xt.
2.1.
1D
ensi
ty a
nd H
eigh
tG
ener
ally,
‘H
igh
Build
ings
’ or
‘H
ighe
r Bu
ildin
gs’
are
defin
ed
as
build
ings
whi
ch a
re h
ighe
r th
an t
he o
vera
ll bu
ildin
g he
ight
in
any
give
n ar
ea,
whi
lst
‘Tal
l Bu
ildin
gs’
are
defin
ed a
s bu
ildin
gs t
hat
are
sign
ifica
ntly
hi
gher
th
an
thei
r su
rrou
ndin
gs
and/
or
have
a
cons
ider
able
im
pact
on
th
e sk
ylin
e.
‘Hig
her
Build
ings
’ ca
n
som
etim
es a
ct a
s lo
cal
or d
istr
ict
land
mar
ks, w
hils
t ‘T
all
build
ings
’
may
per
form
a fu
nctio
n as
str
ateg
ic o
r ci
tyw
ide
land
mar
ks.
Den
sity
is
the
amou
nt o
f de
velo
pmen
t on
a g
iven
pie
ce o
f la
nd.
Den
sity
def
ines
the
inte
nsity
of
deve
lopm
ent
and
toge
ther
with
the
mix
of u
ses
influ
ence
s a
plac
e’s
viab
ility
and
vita
lity.
The
den
sity
of a
deve
lopm
ent
can
be e
xpre
ssed
in
term
s of
plo
t ra
tio, n
umbe
r of
inha
bita
nts,
num
ber
of d
wel
lings
or
num
ber
of h
abita
ble
room
s.
10
2UN
DER
STA
ND
ING
BUIL
DIN
GH
EIG
HT
11
2.U
nder
stan
ding
Bui
ldin
g H
eigh
t
2.1
Intr
oduc
tion
Build
ing
heig
hts
can
be
expr
esse
d in
te
rms
of
over
all
heig
ht,
num
ber
of f
loor
s, he
ight
of
para
pet
or r
idge
, he
ight
rel
ativ
e to
part
icul
ar la
ndm
arks
or
a ra
tio o
f bui
ldin
g he
ight
to
stre
et o
r sp
ace
wid
th.
Build
ing
heig
hts
sign
ifica
ntly
de
fine
the
char
acte
r of
ci
ties
or
quar
ters
. Whi
lst
som
e ci
ties
and
quar
ters
are
cha
ract
eris
ed b
y lo
w-
rise
bu
ildin
gs,
othe
rs
are
defin
ed
by
its
high
-ris
e st
ruct
ures
.
Furt
herm
ore,
ci
ties
or
quar
ters
ca
n ha
ve
a ho
mog
enou
s an
d
unifo
rm b
uild
ing
heig
ht o
r pr
esen
t a
dive
rsity
or
rang
e of
bui
ldin
g
heig
hts.
'Hig
h Bu
ildin
g’ o
r ‘T
all
Build
ing’
is
a ve
ry r
elat
ive
term
and
one
that
is c
omm
only
use
d w
ith a
lack
of p
reci
sion
or
disc
retio
n. A
six-
stor
ey
build
ing
mig
ht,
for
exam
ple,
be
a
tall
build
ing
in
a
pred
omin
antly
tw
o-st
orey
sub
urba
n ar
ea, b
ut o
f a
com
mon
hei
ght
in a
met
ropo
litan
city
cen
tre.
It
is i
mpe
rativ
e th
at a
ny o
bjec
tive
anal
ysis
of t
all b
uild
ings
mus
t, th
eref
ore,
be
cons
ider
ed in
rel
atio
n to
thei
r lo
cal c
onte
xt.
2.1.
1D
ensi
ty a
nd H
eigh
tG
ener
ally,
‘H
igh
Build
ings
’ or
‘H
ighe
r Bu
ildin
gs’
are
defin
ed
as
build
ings
whi
ch a
re h
ighe
r th
an t
he o
vera
ll bu
ildin
g he
ight
in
any
give
n ar
ea,
whi
lst
‘Tal
l Bu
ildin
gs’
are
defin
ed a
s bu
ildin
gs t
hat
are
sign
ifica
ntly
hi
gher
th
an
thei
r su
rrou
ndin
gs
and/
or
have
a
cons
ider
able
im
pact
on
th
e sk
ylin
e.
‘Hig
her
Build
ings
’ ca
n
som
etim
es a
ct a
s lo
cal
or d
istr
ict
land
mar
ks, w
hils
t ‘T
all
build
ings
’
may
per
form
a fu
nctio
n as
str
ateg
ic o
r ci
tyw
ide
land
mar
ks.
Den
sity
is
the
amou
nt o
f de
velo
pmen
t on
a g
iven
pie
ce o
f la
nd.
Den
sity
def
ines
the
inte
nsity
of
deve
lopm
ent
and
toge
ther
with
the
mix
of u
ses
influ
ence
s a
plac
e’s
viab
ility
and
vita
lity.
The
den
sity
of a
deve
lopm
ent
can
be e
xpre
ssed
in
term
s of
plo
t ra
tio, n
umbe
r of
inha
bita
nts,
num
ber
of d
wel
lings
or
num
ber
of h
abita
ble
room
s.
10
2UN
DER
STA
ND
ING
BUIL
DIN
GH
EIG
HT
13
suffi
cien
t si
tes
for
the
deve
lopm
ent
of t
all b
uild
ings
. Whi
le D
ublin
is
not
a w
orld
city
in
scal
e, i
t is
a m
ajor
Eur
opea
n bu
sine
ss, p
oliti
cal,
cultu
ral
and
tour
ist
cent
re
and
acco
mm
odat
es
inte
rnat
iona
l
finan
cial
ins
titut
ions
, la
w f
irm
s an
d co
rpor
ate
head
quar
ters
. Su
ch
inst
itutio
ns a
nd c
ompa
nies
inv
est
in t
heir
cor
pora
te i
mag
e: he
ad
offic
es a
re u
sual
ly b
espo
ke b
uild
ings
of
high
qua
lity
and
wel
l-kno
wn
addr
esse
s. A
n ex
ampl
e w
ould
be
the
rece
ntly
con
stru
cted
'Ban
k of
Am
eric
a' t
ower
in N
ew Y
ork,
now
the
sec
ond
talle
st b
uild
ing
in t
he
City
, at
36
6 m
etre
s. So
me
com
pani
es
may
se
ek
tall
build
ings
beca
use
of t
heir
sta
tus
and
pres
ence
. How
ever
, the
re is
no
evid
ence
that
citi
es o
n th
e Eu
rope
an s
tage
, or
ind
eed
even
‘w
orld
citi
es’,
need
to
be c
hara
cter
ised
by
tall
build
ings
, or
tha
t in
tern
atio
nal
inst
itutio
ns m
ust
have
tal
l bu
ildin
gs. H
eigh
t ca
n of
ten
be m
uch
less
of a
fac
tor
than
a w
ell-k
now
n an
d pr
estig
ious
add
ress
and
man
y
‘glo
bal’
com
pani
es o
ccup
y su
cces
sful
and
icon
ic lo
wer
ris
e bu
ildin
gs.
2.2.
9R
egen
erat
ion
and
Tall
Build
ings
Reg
ener
atio
n is
abo
ut b
ring
ing
econ
omic
act
iviti
es,
anim
atio
n an
d
conf
iden
ce
to
an
area
th
roug
h in
crea
sing
its
pr
ofile
an
d
conc
entr
atin
g ac
tivity
. R
egen
erat
ion
is
ofte
n ge
nera
lly
achi
eved
thro
ugh
high
er d
ensi
ties
and
mor
e m
ixed
and
int
ensi
ve u
ses.
It
coul
d be
arg
ued
that
reg
ener
atio
n ar
eas
shou
ld b
e re
pres
ente
d
thro
ugh
tall
build
ings
. The
reg
ener
atio
n of
the
Can
ary
Wha
rf d
istr
ict
on t
he I
sle
of D
ogs
in E
ast
Lond
on, w
hich
now
con
tain
s so
me
of
the
talle
st b
uild
ings
in E
urop
e, w
ould
be
an o
bvio
us e
xam
ple
of t
his
appr
oach
. N
ever
thel
ess,
ther
e is
no
ev
iden
ce
that
hi
gh-r
ise
build
ings
, on
th
eir
own,
ac
t as
a
cata
lyst
fo
r re
gene
ratio
n.
Con
fiden
ce i
n re
gene
ratio
n sh
ould
be
sign
alis
ed t
hrou
gh q
ualit
y
urba
n de
sign
an
d pu
blic
re
alm
im
prov
emen
t ra
ther
th
an
tall
build
ings
per
se
and
need
s to
be
unde
rpin
ned
by s
igni
fican
t ph
ysic
al
and
com
mun
ity i
nfra
stru
ctur
e in
vest
men
t as
wel
l as
rob
ust
long
-
term
reg
ener
atio
n st
rate
gies
and
pol
icie
s.
2.3
Arg
umen
ts A
GA
INST
Hig
her
Bui
ldin
gs
and
Tall
Bui
ldin
gs
2.3.
1Ta
ll Bu
ildin
gs a
nd C
onse
rvat
ion
Are
asA
hi
gh
leve
l of
pr
otec
tion
shou
ld
be
give
n to
th
e m
ost
valu
ed
hist
oric
tow
nsca
pes
and
land
scap
es. T
here
fore
, new
dev
elop
men
ts in
con
serv
atio
n ar
eas,
for
exam
ple,
hav
e to
res
pond
to
the
loca
l ch
arac
ter
and
prot
ect
and
enha
nce
the
built
and
nat
ural
her
itage
.Due
to
thei
r m
assi
ng a
nd h
eigh
t, ta
ll bu
ildin
gs a
re
likel
y to
hav
e a
grea
ter
impa
ct o
n lis
ted
build
ings
, con
serv
atio
n ar
eas,
hist
oric
park
s an
d na
tura
l he
rita
ge a
reas
tha
n ot
her
build
ings
typ
es. T
all
build
ings
can
affe
ct t
he s
ettin
g of
lis
ted
build
ings
and
vie
ws
of h
isto
ric
skyl
ine
even
som
e
dist
ance
aw
ay. T
hey
can
som
etim
es a
ppea
r ou
t of
pla
ce d
isru
ptin
g th
e ur
ban
patt
ern,
cha
ract
er, s
cale
, roo
fsca
pe a
nd b
uild
ing
line
of h
isto
ric
quar
ters
. In
som
e
hist
oric
tow
ns a
nd a
reas
, the
nee
d to
pro
tect
the
his
tori
c en
viro
nmen
t m
ay b
e
of s
uch
impo
rtan
ce t
hat
no t
all b
uild
ings
wou
ld b
e ap
prop
riat
e.
2.3.
2Ta
ll Bu
ildin
gs a
nd t
he P
rote
ctio
n of
Str
ateg
ic a
nd L
ocal
V
iew
sD
ue
to
thei
r m
assi
ng
and
heig
ht,
tall
build
ings
ca
n im
pact
ad
vers
ely
on
impo
rtan
t vi
ews,
pros
pect
s an
d pa
nora
mas
. The
se i
nclu
de v
iew
s fr
om p
ublic
open
spa
ces
as w
ell
as v
iew
s of
key
lan
dmar
ks. V
iew
s fr
om t
he w
ater
fron
t ar
e
espe
cial
ly s
igni
fican
t be
caus
e th
e op
enne
ss o
f w
ater
spa
ces
allo
ws
for
rela
tivel
y
long
-dis
tanc
e vi
ews.
The
qua
litie
s of
som
e si
gnifi
cant
vie
ws
may
be
such
tha
t
they
req
uire
geo
met
ric
prot
ectio
n, s
uch
as a
geo
met
ric
view
cor
rido
r w
ith
thre
shol
d he
ight
s ab
ove
whi
ch
deve
lopm
ents
ar
e lik
ely
to
have
a
nega
tive
impa
ct o
n th
e la
ndm
ark.
2.3.
3Ta
ll Bu
ildin
gs a
nd t
he Im
pact
on
Mic
rocl
imat
eTa
ll bu
ildin
gs u
sual
ly o
vers
hado
w a
nd o
verl
ook
thei
r im
med
iate
sur
roun
ding
s.
Furt
herm
ore,
w
ind
funn
ellin
g, sh
adow
pa
tter
ns
and
sunl
ight
re
flect
ion
can
crea
te d
istu
rbin
g fe
atur
es a
nd h
ave
a ne
gativ
e im
pact
on
the
loca
l mic
rocl
imat
e.
Ref
lect
ed
sola
r gl
are
and
nigh
t tim
e lig
ht
pollu
tion
requ
ire
furt
her
cons
ider
atio
ns.
App
ropr
iate
m
easu
res
mus
t be
ta
ken
duri
ng
the
desi
gn
to
min
imis
e th
ese
nega
tive
impa
cts.
Dev
elop
men
t pr
opos
als
can
be r
efin
ed a
nd
impr
oved
with
the
aid
of
phys
ical
mod
ellin
g, su
ch a
s co
mpu
ter
sim
ulat
ions
and
win
d tu
nnel
tes
ts.
2.3.
4Ta
ll Bu
ildin
gs
and
the
Pres
erva
tion
of
Res
iden
tial
Envi
ronm
ents
and
Am
enity
Spa
ces
In
resi
dent
ial
envi
ronm
ents
, al
l bu
ildin
g de
sign
ne
eds
to
pay
part
icul
ar a
tten
tion
to p
riva
cy, a
men
ity a
nd o
vers
hado
win
g. Po
orly
plan
ned,
des
igne
d an
d lo
cate
d ta
ll bu
ildin
gs c
an d
etra
ct s
igni
fican
tly
from
the
qua
lity
of a
res
iden
tial
envi
ronm
ent.
Tall
build
ings
may
over
shad
ow, o
verl
ook
and
dom
inat
e th
eir
imm
edia
te s
urro
undi
ngs
and
can
have
adv
erse
effe
cts
on l
ivin
g co
nditi
ons,
priv
ate
gard
ens,
patio
s an
d pu
blic
spa
ces.
2.3.
5Ta
ll Bu
ildin
gs a
nd C
osts
Tall
build
ings
cos
t m
ore
to c
onst
ruct
and
mai
ntai
n pe
r un
it of
flo
or
area
tha
n lo
w r
ise
build
ings
, due
to
thei
r in
crea
sed
win
d lo
adin
gs
and
heav
ier
fram
es, t
heir
ver
tical
tra
nspo
rtat
ion
requ
irem
ents
and
the
larg
er c
apac
ities
of p
lant
and
dis
trib
utio
n sy
stem
s to
geth
er w
ith
the
incr
ease
d pr
essu
res/
hydr
aulic
bra
kes
that
are
req
uire
d to
dea
l
with
the
incr
ease
d ve
rtic
al d
ista
nces
.
12
Build
ing
heig
ht,
foot
prin
t, fo
rm,
site
co
vera
ge
and
com
pact
ness
dete
rmin
e th
e de
nsity
of
an a
rea.
How
ever
, hig
h de
nsity
doe
s no
t
nece
ssar
ily r
equi
re h
igh-
rise
bui
ldin
gs;
tall
build
ings
are
onl
y on
e
poss
ible
m
odel
fo
r hi
gh
dens
ity.
Com
pact
an
d lo
w-r
ise
deve
lopm
ent
form
s su
ch a
s te
rrac
es, u
rban
blo
cks
and
apar
tmen
ts
built
aro
und
gard
en s
quar
es c
an l
ikew
ise
achi
eve
rela
tivel
y hi
gh
dens
ities
(s
ee
diag
ram
on
pa
ge
11).
Low
er-r
ise
build
ings
ha
ve
seve
ral
adva
ntag
es
over
hi
gh-r
ise
stru
ctur
es.
The
y ha
ve
the
adva
ntag
e of
bei
ng a
ble
to p
rovi
de l
arge
flo
or p
late
s, w
hils
t ta
ll
build
ings
can
usu
ally
onl
y of
fer
floor
pla
tes
of r
elat
ivel
y sh
allo
w
dept
h (a
lthou
gh t
his
is n
ot a
lway
s th
e ca
se).
Larg
e flo
or p
late
s ar
e
ofte
n m
ore
suite
d to
a w
ide
rang
e of
offi
ce f
unct
ions
and
are
incr
easi
ngly
in
dem
and
by l
arge
org
anis
atio
ns o
ccup
ying
the
sam
e
build
ing
to f
acili
tate
int
erna
l co
mm
unic
atio
n. F
urth
erm
ore,
low
er-
rise
bui
ldin
gs w
ould
nor
mal
ly c
ost
cons
ider
ably
les
s to
con
stru
ct
and
mai
ntai
n th
an h
igh-
rise
bui
ldin
gs a
nd a
re g
ener
ally
mor
e en
ergy
effic
ient
.
2.2
Arg
umen
ts F
OR
Hig
her
Bui
ldin
gs a
nd
Tall
Bui
ldin
gs
In a
n ur
ban
desi
gn c
onte
xt t
here
are
thr
ee m
ain
argu
men
ts fo
r th
e
deve
lopm
ent
of t
all
build
ings
: sus
tain
abili
ty a
nd d
ensi
ty, c
ity i
mag
e
and
urba
n re
gene
ratio
n.
2.2.
1 Su
stai
nabi
lity
and
Den
sity
The
su
stai
nabi
lity
appr
oach
se
eks
to
com
bine
hi
gh-d
ensi
ty
deve
lopm
ent
juxt
apos
ed t
o go
od s
ocia
l fa
cilit
ies
to m
inim
ise
the
need
for
tra
vel,
and
with
hig
h qu
ality
pub
lic t
rans
port
pro
visi
on t
o
limit
the
use
of t
he p
riva
te c
ar. W
ith t
he n
eed
to p
rom
ote
the
prin
cipl
e of
su
stai
nabl
e gr
owth
, hi
gh
dens
ity,
mix
ed-u
se
deve
lopm
ent
requ
ires
to b
e fa
cilit
ated
and
enc
oura
ged
in t
own
cent
res
and
arou
nd m
ajor
tra
nspo
rt i
nter
chan
ges
and
node
s. A
s
stat
ed p
revi
ously
in
this
sec
tion,
hig
h de
nsity
doe
s no
t ne
cess
arily
requ
ire t
he p
rovi
sion
of
tall
build
ings
. H
igh
dens
ities
can
als
o be
achi
eved
th
roug
h lo
w
and
med
ium
-ris
e co
mpa
ct
deve
lopm
ent
form
s.
2.2.
2C
ity Im
age
The
city
imag
e ap
proa
ch is
con
cern
ed w
ith t
he s
tatu
s, le
gibi
lity,
appe
aran
ce a
nd
perc
eptio
n of
a
city
. La
ndm
arks
ar
e ea
sy
to
see
and
reco
gnis
e,
prov
ide
geog
raph
ical
or
cu
ltura
l or
ient
atio
n po
ints
, ca
n gi
ve
mea
ning
an
d m
ay
cont
ribu
te
posi
tivel
y to
a
loca
l id
entit
y. La
ndm
arks
ca
n co
nsis
t of
na
tura
l
geog
raph
ical
ele
men
ts s
uch
as h
ills,
tree
s or
wat
erw
ays,
or o
f m
an-m
ade
high
stru
ctur
es, s
uch
as s
pire
s, to
wer
s an
d ta
ll bu
ildin
gs. O
bvio
us h
isto
ric
exam
ples
of u
sing
hei
ght
for
this
pur
pose
wou
ld b
e St
. Pau
ls C
athe
rdra
l in
Lond
on o
r th
e
Eiffe
l Tow
er in
Par
is.
2.2.
3La
ndm
arki
ngTa
ll bu
ildin
gs c
an c
reat
e at
trac
tive
land
mar
ks a
nd e
nhan
ce t
he c
hara
cter
of
an
area
. T
hey
can
mar
k st
rate
gic
spot
s, su
ch
as
impo
rtan
t tr
ansp
ort
node
s,
gate
way
s, en
d po
ints
of s
igni
fican
t ax
ial v
iew
s or
rel
evan
t in
flect
ion
poin
ts a
long
wat
erfr
onts
. Tal
l bu
ildin
gs c
an a
lso
emph
asiz
e im
port
ant
conn
ectio
ns,
such
as
maj
or t
rans
port
cor
rido
rs a
nd w
ater
way
s. D
epen
ding
on
thei
r si
ze a
nd lo
catio
n
they
can
per
form
as
city
-wid
e or
loc
al l
andm
arks
. It
has
to b
e no
ted,
how
ever
,
that
in o
rder
to
perf
orm
the
ir r
ole
as la
ndm
arks
, the
num
ber
of t
all b
uild
ings
in
any
give
n ar
ea n
eeds
to
be r
elat
ivel
y fe
w a
nd s
pars
e. F
urth
erm
ore,
lan
dmar
ks
need
to
be o
f ou
tsta
ndin
g de
sign
qua
lity
due
to t
heir
hig
h vi
sibi
lity.
Land
mar
ks
are
ofte
n lo
cate
d in
fin
anci
al d
istr
icts
- t
he '
Ghe
rkin
' in
the
City
of
Lond
on
deno
ting
the
prim
acy
of t
he c
omm
erci
al q
uart
er o
f the
City
.
2.2.
4La
ndm
arks
alo
ng W
ater
fron
tsV
iew
s to
an
d fr
om
the
wat
erfr
ont
are
espe
cial
ly
sign
ifica
nt
beca
use
the
open
ness
of
wat
er s
pace
s al
low
s fo
r re
lativ
ely
long
-dis
tanc
e vi
ews.
Land
mar
ks
of
cultu
ral
and
soci
al
sign
ifica
nce
can,
in
ce
rtai
n ci
rcum
stan
ces,
enha
nce
a
wat
erfr
ont,
offe
ring
ori
enta
tion
poin
ts a
nd p
leas
ing
view
s fr
om s
ea a
nd l
and.
Exam
ples
w
ould
in
clud
e th
e Lo
ndon
Ey
e an
d th
e M
illen
ium
D
ome
at
Gre
enw
ich,
Lon
don
or t
he e
xten
sive
har
bour
fron
t de
velo
pmen
ts in
Rot
terd
am.
How
ever
, the
re a
re a
num
ber
of a
dver
se e
ffect
s th
at p
oorl
y de
sign
ed a
nd s
ited
tall
build
ings
can
hav
e w
hen
loca
ted
adja
cent
to
wat
er s
pace
s T
hese
inc
lude
over
shad
owin
g, w
ind
turb
ulen
ce a
nd t
he p
oten
tial c
reat
ion
of a
'vis
ual c
anyo
n'.
2.2.
5Ta
ll Bu
ildin
gs a
long
Maj
or T
rans
it C
orri
dors
Maj
or c
orri
dors
fun
ctio
n as
key
acc
ess
and
tran
sit
corr
idor
s. T
hus,
build
ings
alo
ng m
ajor
cor
rido
rs h
ave
a di
spro
port
iona
tely
str
ong
pres
ence
. Tal
l bui
ldin
gs a
re o
ften
loca
ted
alon
g m
ajor
cor
rido
rs f
or
reas
ons
of a
cces
sibi
lity
or p
rest
ige.
Suc
h bu
ildin
gs c
an h
elp
the
legi
bilit
y of
th
e ci
ty
by
expr
essi
ng
the
hier
arch
y of
th
e st
reet
,
mar
king
spe
cific
poi
nts
and
divi
ding
the
cor
rido
r in
to r
ecog
nisa
ble
segm
ents
. N
ever
thel
ess,
the
hier
arch
y of
a c
orri
dor
may
als
o be
emph
asis
ed
thro
ugh
othe
r m
eans
th
an
heig
ht,
such
as
qu
ality
build
ing
or p
ublic
spa
ce d
esig
n.
2.2.
6La
ndm
arks
th
at
Enha
nce
Bord
ers
and
Gat
eway
sIn
divi
dual
ta
ll bu
ildin
gs
or
clus
ters
ca
n,
in
appr
opri
ate
circ
umst
ance
s, en
hanc
e th
e bo
rder
s an
d en
tran
ce r
oute
s of
citi
es
and
quar
ters
and
em
phas
ise
gate
way
s. A
n ex
ampl
e w
ould
be
the
build
ings
at
La
D
efen
se
in
Pari
s, lo
cate
d at
th
e w
este
rnm
ost
extr
emity
of P
aris
' 10k
m lo
ng h
isto
rica
l axi
s.
2.2.
7Ta
ll Bu
ildin
gs
that
En
hanc
e a
Part
icul
ar
(Pub
lic)
Use
Land
mar
ks c
an a
lso
expr
ess
a pa
rtic
ular
use
. Tal
l bu
ildin
gs a
re a
very
dom
inan
t bu
ildin
g fo
rm a
nd h
ave
a si
gnifi
cant
im
pact
on
the
skyl
ine.
It
is f
or t
his
reas
on t
hat
loca
l an
d st
rate
gic
land
mar
ks
shou
ld
pref
erab
ly
be
build
ings
of
pu
blic
us
e,
such
as
cu
lture
,
educ
atio
n, l
eisu
re, h
ealth
, etc
. Man
y of
the
ear
liest
exa
mpl
es o
f ta
ll
build
ings
w
ere,
of
co
urse
, sy
mbo
ls
of
relig
ious
de
votio
n.
Tall
build
ings
cre
ate
an o
ppor
tuni
ty f
or m
agni
ficen
t vi
ews
from
the
top
floor
s. To
fac
ilita
te t
hese
vie
ws
to a
wid
er p
ublic
, ta
ll bu
ildin
gs
shou
ld in
clud
e pu
blic
spa
ces
on t
heir
top
floo
rs.
2.2.
8T
he ‘W
orld
City
’ arg
umen
tIt
has
been
arg
ued
that
‘W
orld
Citi
es’
have
to
repr
esen
t th
eir
stat
us t
hrou
gh c
lust
ers
of t
all b
uild
ings
, whi
ch d
omin
ate
the
skyl
ine.
Prop
onen
ts
furt
herm
ore
argu
e th
at
in
orde
r to
m
aint
ain
thei
r
lead
ing
role
, ‘gl
obal
citi
es’
need
to
be p
roac
tive
in t
he p
rovi
sion
of
13
suffi
cien
t si
tes
for
the
deve
lopm
ent
of t
all b
uild
ings
. Whi
le D
ublin
is
not
a w
orld
city
in
scal
e, i
t is
a m
ajor
Eur
opea
n bu
sine
ss, p
oliti
cal,
cultu
ral
and
tour
ist
cent
re
and
acco
mm
odat
es
inte
rnat
iona
l
finan
cial
ins
titut
ions
, la
w f
irm
s an
d co
rpor
ate
head
quar
ters
. Su
ch
inst
itutio
ns a
nd c
ompa
nies
inv
est
in t
heir
cor
pora
te i
mag
e: he
ad
offic
es a
re u
sual
ly b
espo
ke b
uild
ings
of
high
qua
lity
and
wel
l-kno
wn
addr
esse
s. A
n ex
ampl
e w
ould
be
the
rece
ntly
con
stru
cted
'Ban
k of
Am
eric
a' t
ower
in N
ew Y
ork,
now
the
sec
ond
talle
st b
uild
ing
in t
he
City
, at
36
6 m
etre
s. So
me
com
pani
es
may
se
ek
tall
build
ings
beca
use
of t
heir
sta
tus
and
pres
ence
. How
ever
, the
re is
no
evid
ence
that
citi
es o
n th
e Eu
rope
an s
tage
, or
ind
eed
even
‘w
orld
citi
es’,
need
to
be c
hara
cter
ised
by
tall
build
ings
, or
tha
t in
tern
atio
nal
inst
itutio
ns m
ust
have
tal
l bu
ildin
gs. H
eigh
t ca
n of
ten
be m
uch
less
of a
fac
tor
than
a w
ell-k
now
n an
d pr
estig
ious
add
ress
and
man
y
‘glo
bal’
com
pani
es o
ccup
y su
cces
sful
and
icon
ic lo
wer
ris
e bu
ildin
gs.
2.2.
9R
egen
erat
ion
and
Tall
Build
ings
Reg
ener
atio
n is
abo
ut b
ring
ing
econ
omic
act
iviti
es,
anim
atio
n an
d
conf
iden
ce
to
an
area
th
roug
h in
crea
sing
its
pr
ofile
an
d
conc
entr
atin
g ac
tivity
. R
egen
erat
ion
is
ofte
n ge
nera
lly
achi
eved
thro
ugh
high
er d
ensi
ties
and
mor
e m
ixed
and
int
ensi
ve u
ses.
It
coul
d be
arg
ued
that
reg
ener
atio
n ar
eas
shou
ld b
e re
pres
ente
d
thro
ugh
tall
build
ings
. The
reg
ener
atio
n of
the
Can
ary
Wha
rf d
istr
ict
on t
he I
sle
of D
ogs
in E
ast
Lond
on, w
hich
now
con
tain
s so
me
of
the
talle
st b
uild
ings
in E
urop
e, w
ould
be
an o
bvio
us e
xam
ple
of t
his
appr
oach
. N
ever
thel
ess,
ther
e is
no
ev
iden
ce
that
hi
gh-r
ise
build
ings
, on
th
eir
own,
ac
t as
a
cata
lyst
fo
r re
gene
ratio
n.
Con
fiden
ce i
n re
gene
ratio
n sh
ould
be
sign
alis
ed t
hrou
gh q
ualit
y
urba
n de
sign
an
d pu
blic
re
alm
im
prov
emen
t ra
ther
th
an
tall
build
ings
per
se
and
need
s to
be
unde
rpin
ned
by s
igni
fican
t ph
ysic
al
and
com
mun
ity i
nfra
stru
ctur
e in
vest
men
t as
wel
l as
rob
ust
long
-
term
reg
ener
atio
n st
rate
gies
and
pol
icie
s.
2.3
Arg
umen
ts A
GA
INST
Hig
her
Bui
ldin
gs
and
Tall
Bui
ldin
gs
2.3.
1Ta
ll Bu
ildin
gs a
nd C
onse
rvat
ion
Are
asA
hi
gh
leve
l of
pr
otec
tion
shou
ld
be
give
n to
th
e m
ost
valu
ed
hist
oric
tow
nsca
pes
and
land
scap
es. T
here
fore
, new
dev
elop
men
ts in
con
serv
atio
n ar
eas,
for
exam
ple,
hav
e to
res
pond
to
the
loca
l ch
arac
ter
and
prot
ect
and
enha
nce
the
built
and
nat
ural
her
itage
.Due
to
thei
r m
assi
ng a
nd h
eigh
t, ta
ll bu
ildin
gs a
re
likel
y to
hav
e a
grea
ter
impa
ct o
n lis
ted
build
ings
, con
serv
atio
n ar
eas,
hist
oric
park
s an
d na
tura
l he
rita
ge a
reas
tha
n ot
her
build
ings
typ
es. T
all
build
ings
can
affe
ct t
he s
ettin
g of
lis
ted
build
ings
and
vie
ws
of h
isto
ric
skyl
ine
even
som
e
dist
ance
aw
ay. T
hey
can
som
etim
es a
ppea
r ou
t of
pla
ce d
isru
ptin
g th
e ur
ban
patt
ern,
cha
ract
er, s
cale
, roo
fsca
pe a
nd b
uild
ing
line
of h
isto
ric
quar
ters
. In
som
e
hist
oric
tow
ns a
nd a
reas
, the
nee
d to
pro
tect
the
his
tori
c en
viro
nmen
t m
ay b
e
of s
uch
impo
rtan
ce t
hat
no t
all b
uild
ings
wou
ld b
e ap
prop
riat
e.
2.3.
2Ta
ll Bu
ildin
gs a
nd t
he P
rote
ctio
n of
Str
ateg
ic a
nd L
ocal
V
iew
sD
ue
to
thei
r m
assi
ng
and
heig
ht,
tall
build
ings
ca
n im
pact
ad
vers
ely
on
impo
rtan
t vi
ews,
pros
pect
s an
d pa
nora
mas
. The
se i
nclu
de v
iew
s fr
om p
ublic
open
spa
ces
as w
ell
as v
iew
s of
key
lan
dmar
ks. V
iew
s fr
om t
he w
ater
fron
t ar
e
espe
cial
ly s
igni
fican
t be
caus
e th
e op
enne
ss o
f w
ater
spa
ces
allo
ws
for
rela
tivel
y
long
-dis
tanc
e vi
ews.
The
qua
litie
s of
som
e si
gnifi
cant
vie
ws
may
be
such
tha
t
they
req
uire
geo
met
ric
prot
ectio
n, s
uch
as a
geo
met
ric
view
cor
rido
r w
ith
thre
shol
d he
ight
s ab
ove
whi
ch
deve
lopm
ents
ar
e lik
ely
to
have
a
nega
tive
impa
ct o
n th
e la
ndm
ark.
2.3.
3Ta
ll Bu
ildin
gs a
nd t
he Im
pact
on
Mic
rocl
imat
eTa
ll bu
ildin
gs u
sual
ly o
vers
hado
w a
nd o
verl
ook
thei
r im
med
iate
sur
roun
ding
s.
Furt
herm
ore,
w
ind
funn
ellin
g, sh
adow
pa
tter
ns
and
sunl
ight
re
flect
ion
can
crea
te d
istu
rbin
g fe
atur
es a
nd h
ave
a ne
gativ
e im
pact
on
the
loca
l mic
rocl
imat
e.
Ref
lect
ed
sola
r gl
are
and
nigh
t tim
e lig
ht
pollu
tion
requ
ire
furt
her
cons
ider
atio
ns.
App
ropr
iate
m
easu
res
mus
t be
ta
ken
duri
ng
the
desi
gn
to
min
imis
e th
ese
nega
tive
impa
cts.
Dev
elop
men
t pr
opos
als
can
be r
efin
ed a
nd
impr
oved
with
the
aid
of
phys
ical
mod
ellin
g, su
ch a
s co
mpu
ter
sim
ulat
ions
and
win
d tu
nnel
tes
ts.
2.3.
4Ta
ll Bu
ildin
gs
and
the
Pres
erva
tion
of
Res
iden
tial
Envi
ronm
ents
and
Am
enity
Spa
ces
In
resi
dent
ial
envi
ronm
ents
, al
l bu
ildin
g de
sign
ne
eds
to
pay
part
icul
ar a
tten
tion
to p
riva
cy, a
men
ity a
nd o
vers
hado
win
g. Po
orly
plan
ned,
des
igne
d an
d lo
cate
d ta
ll bu
ildin
gs c
an d
etra
ct s
igni
fican
tly
from
the
qua
lity
of a
res
iden
tial
envi
ronm
ent.
Tall
build
ings
may
over
shad
ow, o
verl
ook
and
dom
inat
e th
eir
imm
edia
te s
urro
undi
ngs
and
can
have
adv
erse
effe
cts
on l
ivin
g co
nditi
ons,
priv
ate
gard
ens,
patio
s an
d pu
blic
spa
ces.
2.3.
5Ta
ll Bu
ildin
gs a
nd C
osts
Tall
build
ings
cos
t m
ore
to c
onst
ruct
and
mai
ntai
n pe
r un
it of
flo
or
area
tha
n lo
w r
ise
build
ings
, due
to
thei
r in
crea
sed
win
d lo
adin
gs
and
heav
ier
fram
es, t
heir
ver
tical
tra
nspo
rtat
ion
requ
irem
ents
and
the
larg
er c
apac
ities
of p
lant
and
dis
trib
utio
n sy
stem
s to
geth
er w
ith
the
incr
ease
d pr
essu
res/
hydr
aulic
bra
kes
that
are
req
uire
d to
dea
l
with
the
incr
ease
d ve
rtic
al d
ista
nces
.
12
Build
ing
heig
ht,
foot
prin
t, fo
rm,
site
co
vera
ge
and
com
pact
ness
dete
rmin
e th
e de
nsity
of
an a
rea.
How
ever
, hig
h de
nsity
doe
s no
t
nece
ssar
ily r
equi
re h
igh-
rise
bui
ldin
gs;
tall
build
ings
are
onl
y on
e
poss
ible
m
odel
fo
r hi
gh
dens
ity.
Com
pact
an
d lo
w-r
ise
deve
lopm
ent
form
s su
ch a
s te
rrac
es, u
rban
blo
cks
and
apar
tmen
ts
built
aro
und
gard
en s
quar
es c
an l
ikew
ise
achi
eve
rela
tivel
y hi
gh
dens
ities
(s
ee
diag
ram
on
pa
ge
11).
Low
er-r
ise
build
ings
ha
ve
seve
ral
adva
ntag
es
over
hi
gh-r
ise
stru
ctur
es.
The
y ha
ve
the
adva
ntag
e of
bei
ng a
ble
to p
rovi
de l
arge
flo
or p
late
s, w
hils
t ta
ll
build
ings
can
usu
ally
onl
y of
fer
floor
pla
tes
of r
elat
ivel
y sh
allo
w
dept
h (a
lthou
gh t
his
is n
ot a
lway
s th
e ca
se).
Larg
e flo
or p
late
s ar
e
ofte
n m
ore
suite
d to
a w
ide
rang
e of
offi
ce f
unct
ions
and
are
incr
easi
ngly
in
dem
and
by l
arge
org
anis
atio
ns o
ccup
ying
the
sam
e
build
ing
to f
acili
tate
int
erna
l co
mm
unic
atio
n. F
urth
erm
ore,
low
er-
rise
bui
ldin
gs w
ould
nor
mal
ly c
ost
cons
ider
ably
les
s to
con
stru
ct
and
mai
ntai
n th
an h
igh-
rise
bui
ldin
gs a
nd a
re g
ener
ally
mor
e en
ergy
effic
ient
.
2.2
Arg
umen
ts F
OR
Hig
her
Bui
ldin
gs a
nd
Tall
Bui
ldin
gs
In a
n ur
ban
desi
gn c
onte
xt t
here
are
thr
ee m
ain
argu
men
ts fo
r th
e
deve
lopm
ent
of t
all
build
ings
: sus
tain
abili
ty a
nd d
ensi
ty, c
ity i
mag
e
and
urba
n re
gene
ratio
n.
2.2.
1 Su
stai
nabi
lity
and
Den
sity
The
su
stai
nabi
lity
appr
oach
se
eks
to
com
bine
hi
gh-d
ensi
ty
deve
lopm
ent
juxt
apos
ed t
o go
od s
ocia
l fa
cilit
ies
to m
inim
ise
the
need
for
tra
vel,
and
with
hig
h qu
ality
pub
lic t
rans
port
pro
visi
on t
o
limit
the
use
of t
he p
riva
te c
ar. W
ith t
he n
eed
to p
rom
ote
the
prin
cipl
e of
su
stai
nabl
e gr
owth
, hi
gh
dens
ity,
mix
ed-u
se
deve
lopm
ent
requ
ires
to b
e fa
cilit
ated
and
enc
oura
ged
in t
own
cent
res
and
arou
nd m
ajor
tra
nspo
rt i
nter
chan
ges
and
node
s. A
s
stat
ed p
revi
ously
in
this
sec
tion,
hig
h de
nsity
doe
s no
t ne
cess
arily
requ
ire t
he p
rovi
sion
of
tall
build
ings
. H
igh
dens
ities
can
als
o be
achi
eved
th
roug
h lo
w
and
med
ium
-ris
e co
mpa
ct
deve
lopm
ent
form
s.
2.2.
2C
ity Im
age
The
city
imag
e ap
proa
ch is
con
cern
ed w
ith t
he s
tatu
s, le
gibi
lity,
appe
aran
ce a
nd
perc
eptio
n of
a
city
. La
ndm
arks
ar
e ea
sy
to
see
and
reco
gnis
e,
prov
ide
geog
raph
ical
or
cu
ltura
l or
ient
atio
n po
ints
, ca
n gi
ve
mea
ning
an
d m
ay
cont
ribu
te
posi
tivel
y to
a
loca
l id
entit
y. La
ndm
arks
ca
n co
nsis
t of
na
tura
l
geog
raph
ical
ele
men
ts s
uch
as h
ills,
tree
s or
wat
erw
ays,
or o
f m
an-m
ade
high
stru
ctur
es, s
uch
as s
pire
s, to
wer
s an
d ta
ll bu
ildin
gs. O
bvio
us h
isto
ric
exam
ples
of u
sing
hei
ght
for
this
pur
pose
wou
ld b
e St
. Pau
ls C
athe
rdra
l in
Lond
on o
r th
e
Eiffe
l Tow
er in
Par
is.
2.2.
3La
ndm
arki
ngTa
ll bu
ildin
gs c
an c
reat
e at
trac
tive
land
mar
ks a
nd e
nhan
ce t
he c
hara
cter
of
an
area
. T
hey
can
mar
k st
rate
gic
spot
s, su
ch
as
impo
rtan
t tr
ansp
ort
node
s,
gate
way
s, en
d po
ints
of s
igni
fican
t ax
ial v
iew
s or
rel
evan
t in
flect
ion
poin
ts a
long
wat
erfr
onts
. Tal
l bu
ildin
gs c
an a
lso
emph
asiz
e im
port
ant
conn
ectio
ns,
such
as
maj
or t
rans
port
cor
rido
rs a
nd w
ater
way
s. D
epen
ding
on
thei
r si
ze a
nd lo
catio
n
they
can
per
form
as
city
-wid
e or
loc
al l
andm
arks
. It
has
to b
e no
ted,
how
ever
,
that
in o
rder
to
perf
orm
the
ir r
ole
as la
ndm
arks
, the
num
ber
of t
all b
uild
ings
in
any
give
n ar
ea n
eeds
to
be r
elat
ivel
y fe
w a
nd s
pars
e. F
urth
erm
ore,
lan
dmar
ks
need
to
be o
f ou
tsta
ndin
g de
sign
qua
lity
due
to t
heir
hig
h vi
sibi
lity.
Land
mar
ks
are
ofte
n lo
cate
d in
fin
anci
al d
istr
icts
- t
he '
Ghe
rkin
' in
the
City
of
Lond
on
deno
ting
the
prim
acy
of t
he c
omm
erci
al q
uart
er o
f the
City
.
2.2.
4La
ndm
arks
alo
ng W
ater
fron
tsV
iew
s to
an
d fr
om
the
wat
erfr
ont
are
espe
cial
ly
sign
ifica
nt
beca
use
the
open
ness
of
wat
er s
pace
s al
low
s fo
r re
lativ
ely
long
-dis
tanc
e vi
ews.
Land
mar
ks
of
cultu
ral
and
soci
al
sign
ifica
nce
can,
in
ce
rtai
n ci
rcum
stan
ces,
enha
nce
a
wat
erfr
ont,
offe
ring
ori
enta
tion
poin
ts a
nd p
leas
ing
view
s fr
om s
ea a
nd l
and.
Exam
ples
w
ould
in
clud
e th
e Lo
ndon
Ey
e an
d th
e M
illen
ium
D
ome
at
Gre
enw
ich,
Lon
don
or t
he e
xten
sive
har
bour
fron
t de
velo
pmen
ts in
Rot
terd
am.
How
ever
, the
re a
re a
num
ber
of a
dver
se e
ffect
s th
at p
oorl
y de
sign
ed a
nd s
ited
tall
build
ings
can
hav
e w
hen
loca
ted
adja
cent
to
wat
er s
pace
s T
hese
inc
lude
over
shad
owin
g, w
ind
turb
ulen
ce a
nd t
he p
oten
tial c
reat
ion
of a
'vis
ual c
anyo
n'.
2.2.
5Ta
ll Bu
ildin
gs a
long
Maj
or T
rans
it C
orri
dors
Maj
or c
orri
dors
fun
ctio
n as
key
acc
ess
and
tran
sit
corr
idor
s. T
hus,
build
ings
alo
ng m
ajor
cor
rido
rs h
ave
a di
spro
port
iona
tely
str
ong
pres
ence
. Tal
l bui
ldin
gs a
re o
ften
loca
ted
alon
g m
ajor
cor
rido
rs f
or
reas
ons
of a
cces
sibi
lity
or p
rest
ige.
Suc
h bu
ildin
gs c
an h
elp
the
legi
bilit
y of
th
e ci
ty
by
expr
essi
ng
the
hier
arch
y of
th
e st
reet
,
mar
king
spe
cific
poi
nts
and
divi
ding
the
cor
rido
r in
to r
ecog
nisa
ble
segm
ents
. N
ever
thel
ess,
the
hier
arch
y of
a c
orri
dor
may
als
o be
emph
asis
ed
thro
ugh
othe
r m
eans
th
an
heig
ht,
such
as
qu
ality
build
ing
or p
ublic
spa
ce d
esig
n.
2.2.
6La
ndm
arks
th
at
Enha
nce
Bord
ers
and
Gat
eway
sIn
divi
dual
ta
ll bu
ildin
gs
or
clus
ters
ca
n,
in
appr
opri
ate
circ
umst
ance
s, en
hanc
e th
e bo
rder
s an
d en
tran
ce r
oute
s of
citi
es
and
quar
ters
and
em
phas
ise
gate
way
s. A
n ex
ampl
e w
ould
be
the
build
ings
at
La
D
efen
se
in
Pari
s, lo
cate
d at
th
e w
este
rnm
ost
extr
emity
of P
aris
' 10k
m lo
ng h
isto
rica
l axi
s.
2.2.
7Ta
ll Bu
ildin
gs
that
En
hanc
e a
Part
icul
ar
(Pub
lic)
Use
Land
mar
ks c
an a
lso
expr
ess
a pa
rtic
ular
use
. Tal
l bu
ildin
gs a
re a
very
dom
inan
t bu
ildin
g fo
rm a
nd h
ave
a si
gnifi
cant
im
pact
on
the
skyl
ine.
It
is f
or t
his
reas
on t
hat
loca
l an
d st
rate
gic
land
mar
ks
shou
ld
pref
erab
ly
be
build
ings
of
pu
blic
us
e,
such
as
cu
lture
,
educ
atio
n, l
eisu
re, h
ealth
, etc
. Man
y of
the
ear
liest
exa
mpl
es o
f ta
ll
build
ings
w
ere,
of
co
urse
, sy
mbo
ls
of
relig
ious
de
votio
n.
Tall
build
ings
cre
ate
an o
ppor
tuni
ty f
or m
agni
ficen
t vi
ews
from
the
top
floor
s. To
fac
ilita
te t
hese
vie
ws
to a
wid
er p
ublic
, ta
ll bu
ildin
gs
shou
ld in
clud
e pu
blic
spa
ces
on t
heir
top
floo
rs.
2.2.
8T
he ‘W
orld
City
’ arg
umen
tIt
has
been
arg
ued
that
‘W
orld
Citi
es’
have
to
repr
esen
t th
eir
stat
us t
hrou
gh c
lust
ers
of t
all b
uild
ings
, whi
ch d
omin
ate
the
skyl
ine.
Prop
onen
ts
furt
herm
ore
argu
e th
at
in
orde
r to
m
aint
ain
thei
r
lead
ing
role
, ‘gl
obal
citi
es’
need
to
be p
roac
tive
in t
he p
rovi
sion
of
15
3Bu
ildin
g H
eigh
t in
D
ún
Laog
haire
-Rat
hdow
n
His
tori
cally
, Dún
Lao
ghai
re-R
athd
own
has
gene
rally
bee
n pe
rcei
ved
prim
arily
as
a lo
w-r
ise
coun
ty. T
he p
reva
iling
bui
ldin
g he
ight
sel
dom
exce
eds
two
to t
hree
sto
reys
, an
d in
som
e lo
calis
ed a
reas
eve
n
sing
le
stor
ey
deve
lopm
ent
prev
ails
. H
isto
rica
lly,
the
only
outs
tand
ing
high
poin
ts w
ere
chur
ch s
pire
s an
d a
few
tow
ers
of
fort
ifica
tions
, ca
stle
s an
d m
ansi
ons.
Dur
ing
the
post
-war
deve
lopm
ent
boom
, ne
w
resi
dent
ial
and
reta
il de
velo
pmen
ts
rem
aine
d m
ostly
aro
und
two
to t
hree
sto
reys
- S
tillo
rgan
Sho
ppin
g
Cen
tre
bein
g a
typi
cal
exam
ple
of t
he t
ime.
Onl
y a
few
hig
her
deve
lopm
ents
wer
e de
velo
ped
and
thes
e te
nded
to
be s
omew
hat
rand
omly
sca
tter
ed a
roun
d th
e C
ount
y. T
hey
incl
uded
a n
umbe
r of
univ
ersi
ty b
uild
ings
, a f
ew o
ffice
and
apa
rtm
ent
deve
lopm
ents
and
also
a
shop
ping
ce
ntre
in
D
ún
Laog
haire
. H
eigh
ts
for
thes
e
deve
lopm
ents
ho
wev
er
rem
aine
d re
lativ
ely
mod
erat
e,
with
max
imum
hei
ghts
of u
p to
six
-sev
en s
tore
ys.
As
sing
le d
evel
opm
ents
the
y w
ere
rath
er t
he e
xcep
tion
than
the
norm
, and
the
ir i
mpa
ct r
emai
ned
loca
l. Fr
om t
he 1
980s
onw
ards
how
ever
, a
num
ber
of
larg
er
scal
e de
velo
pmen
ts
wer
e re
alis
ed
acro
ss t
he C
ount
y. T
hese
wer
e of
sim
ilar
heig
ht,
gene
rally
up
to
four
-five
sto
reys
. The
dev
elop
men
t bo
om w
hich
gat
here
red
pace
at
the
end
of t
he 1
990'
s pr
ovid
ed a
n ev
en g
reat
er f
ocus
on
build
ing
heig
ht.
New
dev
elop
men
ts c
omin
g fo
rwar
d ge
nera
lly w
ere
of a
n
urba
n sc
ale
and
prom
oted
an
aver
age
heig
ht o
f se
ldom
les
s th
an
four
sto
reys
, ofte
n ra
ngin
g be
twee
n fo
ur a
nd s
ix s
tore
ys b
ut v
ery
occa
sion
ally
hig
her.
Broa
dly,
ther
e ar
e tw
o ty
pes
of
site
w
here
th
ese
kind
s of
deve
lopm
ent
are
prom
oted
. The
fir
st g
roup
com
pris
es s
mal
ler
infil
l si
tes
with
in t
he e
stab
lishe
d fa
bric
of
the
built
-up
urba
n or
subu
rban
ar
ea,
in
whi
ch
the
prop
osed
de
velo
pmen
t ca
n of
ten
exce
ed t
he a
vera
ge h
eigh
t of
its
im
med
iate
sur
roun
ding
s. In
som
e
case
s, su
ch d
evel
opm
ents
- w
hich
may
be
only
tw
o st
orey
s hi
gher
tha
n th
e
surr
ound
s -
can
help
to
crea
te n
ew lo
calis
ed h
igh
poin
ts w
hich
are
con
text
ually
acce
ptab
le, m
ay s
et t
he s
tand
ard
for
futu
re, m
ore
inte
nsiv
e de
velo
pmen
t in
the
surr
ound
ing
area
, an
d ca
n as
sist
in
th
e es
tabl
ishm
ent
of
attr
activ
e lo
cal
land
mar
ks. O
n th
e ot
her
hand
, cer
tain
dev
elop
men
ts -
if
out
of c
onte
xt -
may
appe
ar j
arri
ng, d
etra
ct f
rom
the
leg
ibili
ty o
f an
urb
an a
rea,
appe
ar o
ut o
f sc
ale
com
pare
d w
ith t
heir
sur
roun
ding
s an
d m
ay h
ave
a pa
rtic
ular
ly d
etri
men
tal
effe
ct w
here
the
ir lo
catio
n do
es n
ot c
oinc
ide
with
a c
entr
al p
lace
or
node
.
In s
ituat
ions
whe
re i
nfill
dev
elop
men
t is
pro
pose
d, a
ny c
onsi
dera
tion
shou
ld
focu
s on
whe
ther
suc
h an
alte
ratio
n to
the
pre
vaili
ng c
hara
cter
is
desi
rabl
e
and/
or c
an b
e sa
tisfa
ctor
ily 'a
bsor
bed'
int
o th
e lo
cal
cont
ext.
Pref
erab
ly, p
olic
y
guid
elin
es s
houl
d be
in
plac
e ag
ains
t w
hich
ind
ivid
ual
deve
lopm
ents
of
this
natu
re c
an b
e as
sess
ed. W
ithou
t fir
m r
egul
atio
n or
gui
danc
e, a
d ho
c ra
isin
g of
build
ing
heig
hts
coul
d ul
timat
ely
lead
to
a w
eake
ned
urba
n fo
rm a
nd c
ould
crea
te a
fra
gmen
ted
and
less
mea
ning
ful p
atte
rn o
f de
velo
pmen
t. O
n th
e ot
her
hand
, the
rig
ht p
olic
y co
ntex
t w
ill e
nabl
e so
me
loca
tiona
lly f
avou
red
plac
es t
o
tran
sfor
m
them
selv
es
in
an
appr
opri
ate
way
to
ac
com
mod
ate
larg
er
scal
e
deve
lopm
ent
with
hig
her
dens
ities
and
goo
d st
reet
s an
d sp
aces
.
The
se
cond
gr
oup
cons
ists
of
th
e de
velo
pmen
t of
la
rger
gr
eenf
ield
or
brow
nfie
ld s
ites,
incl
udin
g St
epas
ide,
Car
rick
min
es, D
undr
um, C
herr
ywoo
d an
d
Sand
yfor
d.
In
thes
e ar
eas
over
all
deve
lopm
ent
heig
ht
is
incr
ease
d.
The
deve
lopm
ent
of t
hese
are
as is
gui
ded
by s
ome
form
of a
mas
terp
lan,
(or
will
be
the
subj
ect
of a
mas
terp
lan
in t
he n
ear
futu
re)
and
thes
e pl
ans
tend
to
offe
r a
cons
iste
nt a
nd r
elat
ivel
y pr
escr
iptiv
e po
licy
appr
oach
to
heig
ht.
Sand
yfor
d, fo
r ex
ampl
e, w
here
a fo
rmer
low
-ris
e in
dust
rial
est
ate
is u
nder
goin
g
rapi
d tr
ansf
orm
atio
n,
has
the
mos
t va
ried
he
ight
-pat
tern
in
th
e C
ount
y.
His
tori
cally
, th
e de
velo
pmen
t pa
tter
n co
nsis
ted
of
one
and
two-
stor
ey
fact
orie
s/w
areh
ouse
s an
d th
ree
to fo
ur-s
tore
y of
fice
deve
lopm
ents
, but
rec
ently
,
heig
hts
have
in
crea
sed
subs
tant
ially
, in
so
me
inst
ance
s. N
ewer
of
fice
deve
lopm
ents
gen
eral
ly r
ange
up
to s
ix s
tore
ys b
ut a
sin
gle
perm
itted
mix
ed-
use
deve
lopm
ent
has
reac
hed
a he
ight
of u
p to
sev
ente
en s
tore
ys.
The
rem
aind
er o
f Se
ctio
n 3
prov
ides
a n
umbe
r of
spe
cific
are
a-ba
sed
exam
ples
to
dem
onst
rate
th
e ev
olvi
ng
patt
ern
of
build
ing
heig
ht
in
Dún
Laog
haire
-Rat
hdow
n.
Abo
ve: S
andy
ford
198
4 -
Bel
ow S
andy
ford
201
1
14
3BUIL
DIN
G H
EIG
HT
IN
DÚ
N L
AO
GH
AIR
E-R
ATH
DO
WN
15
3Bu
ildin
g H
eigh
t in
D
ún
Laog
haire
-Rat
hdow
n
His
tori
cally
, Dún
Lao
ghai
re-R
athd
own
has
gene
rally
bee
n pe
rcei
ved
prim
arily
as
a lo
w-r
ise
coun
ty. T
he p
reva
iling
bui
ldin
g he
ight
sel
dom
exce
eds
two
to t
hree
sto
reys
, an
d in
som
e lo
calis
ed a
reas
eve
n
sing
le
stor
ey
deve
lopm
ent
prev
ails
. H
isto
rica
lly,
the
only
outs
tand
ing
high
poin
ts w
ere
chur
ch s
pire
s an
d a
few
tow
ers
of
fort
ifica
tions
, ca
stle
s an
d m
ansi
ons.
Dur
ing
the
post
-war
deve
lopm
ent
boom
, ne
w
resi
dent
ial
and
reta
il de
velo
pmen
ts
rem
aine
d m
ostly
aro
und
two
to t
hree
sto
reys
- S
tillo
rgan
Sho
ppin
g
Cen
tre
bein
g a
typi
cal
exam
ple
of t
he t
ime.
Onl
y a
few
hig
her
deve
lopm
ents
wer
e de
velo
ped
and
thes
e te
nded
to
be s
omew
hat
rand
omly
sca
tter
ed a
roun
d th
e C
ount
y. T
hey
incl
uded
a n
umbe
r of
univ
ersi
ty b
uild
ings
, a f
ew o
ffice
and
apa
rtm
ent
deve
lopm
ents
and
also
a
shop
ping
ce
ntre
in
D
ún
Laog
haire
. H
eigh
ts
for
thes
e
deve
lopm
ents
ho
wev
er
rem
aine
d re
lativ
ely
mod
erat
e,
with
max
imum
hei
ghts
of u
p to
six
-sev
en s
tore
ys.
As
sing
le d
evel
opm
ents
the
y w
ere
rath
er t
he e
xcep
tion
than
the
norm
, and
the
ir i
mpa
ct r
emai
ned
loca
l. Fr
om t
he 1
980s
onw
ards
how
ever
, a
num
ber
of
larg
er
scal
e de
velo
pmen
ts
wer
e re
alis
ed
acro
ss t
he C
ount
y. T
hese
wer
e of
sim
ilar
heig
ht,
gene
rally
up
to
four
-five
sto
reys
. The
dev
elop
men
t bo
om w
hich
gat
here
red
pace
at
the
end
of t
he 1
990'
s pr
ovid
ed a
n ev
en g
reat
er f
ocus
on
build
ing
heig
ht.
New
dev
elop
men
ts c
omin
g fo
rwar
d ge
nera
lly w
ere
of a
n
urba
n sc
ale
and
prom
oted
an
aver
age
heig
ht o
f se
ldom
les
s th
an
four
sto
reys
, ofte
n ra
ngin
g be
twee
n fo
ur a
nd s
ix s
tore
ys b
ut v
ery
occa
sion
ally
hig
her.
Broa
dly,
ther
e ar
e tw
o ty
pes
of
site
w
here
th
ese
kind
s of
deve
lopm
ent
are
prom
oted
. The
fir
st g
roup
com
pris
es s
mal
ler
infil
l si
tes
with
in t
he e
stab
lishe
d fa
bric
of
the
built
-up
urba
n or
subu
rban
ar
ea,
in
whi
ch
the
prop
osed
de
velo
pmen
t ca
n of
ten
exce
ed t
he a
vera
ge h
eigh
t of
its
im
med
iate
sur
roun
ding
s. In
som
e
case
s, su
ch d
evel
opm
ents
- w
hich
may
be
only
tw
o st
orey
s hi
gher
tha
n th
e
surr
ound
s -
can
help
to
crea
te n
ew lo
calis
ed h
igh
poin
ts w
hich
are
con
text
ually
acce
ptab
le, m
ay s
et t
he s
tand
ard
for
futu
re, m
ore
inte
nsiv
e de
velo
pmen
t in
the
surr
ound
ing
area
, an
d ca
n as
sist
in
th
e es
tabl
ishm
ent
of
attr
activ
e lo
cal
land
mar
ks. O
n th
e ot
her
hand
, cer
tain
dev
elop
men
ts -
if
out
of c
onte
xt -
may
appe
ar j
arri
ng, d
etra
ct f
rom
the
leg
ibili
ty o
f an
urb
an a
rea,
appe
ar o
ut o
f sc
ale
com
pare
d w
ith t
heir
sur
roun
ding
s an
d m
ay h
ave
a pa
rtic
ular
ly d
etri
men
tal
effe
ct w
here
the
ir lo
catio
n do
es n
ot c
oinc
ide
with
a c
entr
al p
lace
or
node
.
In s
ituat
ions
whe
re i
nfill
dev
elop
men
t is
pro
pose
d, a
ny c
onsi
dera
tion
shou
ld
focu
s on
whe
ther
suc
h an
alte
ratio
n to
the
pre
vaili
ng c
hara
cter
is
desi
rabl
e
and/
or c
an b
e sa
tisfa
ctor
ily 'a
bsor
bed'
int
o th
e lo
cal
cont
ext.
Pref
erab
ly, p
olic
y
guid
elin
es s
houl
d be
in
plac
e ag
ains
t w
hich
ind
ivid
ual
deve
lopm
ents
of
this
natu
re c
an b
e as
sess
ed. W
ithou
t fir
m r
egul
atio
n or
gui
danc
e, a
d ho
c ra
isin
g of
build
ing
heig
hts
coul
d ul
timat
ely
lead
to
a w
eake
ned
urba
n fo
rm a
nd c
ould
crea
te a
fra
gmen
ted
and
less
mea
ning
ful p
atte
rn o
f de
velo
pmen
t. O
n th
e ot
her
hand
, the
rig
ht p
olic
y co
ntex
t w
ill e
nabl
e so
me
loca
tiona
lly f
avou
red
plac
es t
o
tran
sfor
m
them
selv
es
in
an
appr
opri
ate
way
to
ac
com
mod
ate
larg
er
scal
e
deve
lopm
ent
with
hig
her
dens
ities
and
goo
d st
reet
s an
d sp
aces
.
The
se
cond
gr
oup
cons
ists
of
th
e de
velo
pmen
t of
la
rger
gr
eenf
ield
or
brow
nfie
ld s
ites,
incl
udin
g St
epas
ide,
Car
rick
min
es, D
undr
um, C
herr
ywoo
d an
d
Sand
yfor
d.
In
thes
e ar
eas
over
all
deve
lopm
ent
heig
ht
is
incr
ease
d.
The
deve
lopm
ent
of t
hese
are
as is
gui
ded
by s
ome
form
of a
mas
terp
lan,
(or
will
be
the
subj
ect
of a
mas
terp
lan
in t
he n
ear
futu
re)
and
thes
e pl
ans
tend
to
offe
r a
cons
iste
nt a
nd r
elat
ivel
y pr
escr
iptiv
e po
licy
appr
oach
to
heig
ht.
Sand
yfor
d, fo
r ex
ampl
e, w
here
a fo
rmer
low
-ris
e in
dust
rial
est
ate
is u
nder
goin
g
rapi
d tr
ansf
orm
atio
n,
has
the
mos
t va
ried
he
ight
-pat
tern
in
th
e C
ount
y.
His
tori
cally
, th
e de
velo
pmen
t pa
tter
n co
nsis
ted
of
one
and
two-
stor
ey
fact
orie
s/w
areh
ouse
s an
d th
ree
to fo
ur-s
tore
y of
fice
deve
lopm
ents
, but
rec
ently
,
heig
hts
have
in
crea
sed
subs
tant
ially
, in
so
me
inst
ance
s. N
ewer
of
fice
deve
lopm
ents
gen
eral
ly r
ange
up
to s
ix s
tore
ys b
ut a
sin
gle
perm
itted
mix
ed-
use
deve
lopm
ent
has
reac
hed
a he
ight
of u
p to
sev
ente
en s
tore
ys.
The
rem
aind
er o
f Se
ctio
n 3
prov
ides
a n
umbe
r of
spe
cific
are
a-ba
sed
exam
ples
to
dem
onst
rate
th
e ev
olvi
ng
patt
ern
of
build
ing
heig
ht
in
Dún
Laog
haire
-Rat
hdow
n.
Abo
ve: S
andy
ford
198
4 -
Bel
ow S
andy
ford
201
1
14
3BUIL
DIN
G H
EIG
HT
IN
DÚ
N L
AO
GH
AIR
E-R
ATH
DO
WN
17
3.2
Dún
Lao
ghai
re
The
coa
stal
Cou
nty
tow
n of
Dún
Lao
ghai
re i
s de
sign
ated
as
a
Maj
or T
own
Cen
tre.
Dun
Lao
ghai
re is
gen
eral
ly c
hara
cter
ised
by
its
19th
cen
tury
gri
d la
yout
, nar
row
plo
t w
idth
s an
d w
ell-d
efin
ed a
nd
encl
osed
st
reet
s. H
owev
er,
ther
e is
a
cont
rast
be
twee
n th
e
rela
tivel
y sm
all
grai
n,
indi
vidu
ally
ow
ned
build
ings
an
d so
me
rela
tivel
y re
cent
lar
ge d
evel
opm
ents
of
low
er a
rchi
tect
ural
qua
lity
with
uni
nspi
ring
faca
des
and
poor
ly d
efin
ed p
ublic
spa
ces
- th
e D
un
Laog
haire
Sho
ppin
g C
entr
e be
ing
the
mos
t ob
viou
s ex
ampl
e. T
he
tow
n ce
ntre
ar
ea
also
in
corp
orat
es
a nu
mbe
r of
pa
rcel
s of
unde
rdev
elop
ed l
and,
suc
h as
sur
face
car
par
king
, ba
ckla
nd s
ites
and
unde
rutil
ised
inst
itutio
nal s
ites.
Trad
ition
al b
uild
ing
heig
ht w
ithin
the
are
a ar
e ty
pica
lly 2
-4 s
tore
ys,
with
so
me
post
-war
de
velo
pmen
ts
of
abou
t 4-
5 st
orey
. M
ore
rece
nt s
chem
es e
xten
d up
to
a m
axim
um o
f 7
sto
reys
. Gen
eral
ly
only
the
spi
res
of S
t. M
icha
el’s
Chu
rch
and
Mar
iner
’s C
hurc
h an
d
the
tow
er o
f the
Cou
nty
Hal
l ris
e ab
ove
this
urb
an s
kylin
e.
In a
dvan
ce o
f a fo
rmal
Loc
al A
rea
Plan
bei
ng p
repa
red
for
the
Tow
n,
an U
rban
Str
uctu
re P
lan
has
been
inc
lude
d as
par
t of
the
Cou
nty
Dev
elop
men
t Pl
an
as
an
inte
rim
m
easu
re
to
help
gu
ide
deve
lopm
ent
and
prov
ide
a cl
ear
and
cohe
rent
vis
ion.
For
the
cor
e
area
of
th
e to
wn,
th
e Pl
an
cont
inue
s to
ac
know
ledg
e th
e
impo
rtan
ce
of
St.
Mic
hael
’s an
d M
arin
ers
Chu
rch
spire
s as
an
impo
rtan
t fo
cal p
oint
s bo
th in
the
tow
n an
d w
hen
view
ed fr
om t
he
pier
s an
d D
ublin
Bay
.
It is
an
obje
ctiv
e of
the
Urb
an S
truc
ture
Pla
n th
at t
his
hier
arch
ical
rela
tions
hip
betw
een
long
est
ablis
hed
land
mar
k bu
ildin
gs a
nd n
ew
infil
l dev
elop
men
t be
pre
serv
ed a
nd m
aint
aine
d.
The
U
rban
St
ruct
ure
Plan
al
so
aim
s to
en
sure
th
at
new
deve
lopm
ent
shou
ld
be
cont
extu
al,
shou
ld
seek
to
re
-est
ablis
h
stre
etsc
apes
, sh
ould
be
ap
prop
riat
ely
scal
ed
and
be
rich
in
mat
eria
ls a
nd d
etai
ls c
onsi
sten
t w
ith t
he e
xist
ing
typo
logy
of
the
Tow
n C
entr
e. I
t m
ay b
e en
tirel
y ap
prop
riat
e, h
owev
er, t
o pr
ovid
e la
ndm
ark
build
ings
at
ke
y st
rate
gic
poin
ts
thro
ugho
ut
the
Tow
n C
entr
e.
Not
with
stan
ding
, the
Pla
n st
ates
tha
t “T
here
is,
how
ever
, no
impl
icatio
n th
at a
‘land
mar
k bu
ildin
g’ sh
ould
be
inte
rpre
ted
as h
avin
g to
be
a bu
ildin
g hi
gher
tha
n its
surr
ound
ings
.”
Bui
ldin
g H
eigh
t - t
he Im
pact
of F
loor
-to-
Cei
ling
Hei
ghts
'Rob
in H
ill' S
andy
ford
Roa
d/Bl
ackt
horn
Dri
veFo
ur S
tore
ys -
12.
2 m
etre
s
Long
ford
Ter
race
Four
Sto
reys
- 1
6.1
met
res
The
Vic
tori
an-e
ra fl
oor-
to-c
eilin
g he
ight
s of
man
y of
the
ter
race
s
alon
g th
e sh
oref
ront
of D
ún L
aogh
aire
res
ults
in a
bui
lt fo
rm t
hat
can
be s
igni
fican
tly t
alle
r th
an m
oder
n ap
artm
ent
sche
mes
(se
e
figur
e be
low
).
16
3.1
Sand
yfor
d B
usin
ess
Dis
tric
tSa
ndyf
ord
has
prob
ably
bee
n th
e m
ost
sign
ifica
nt a
rea
of c
hang
e
and
grow
th w
ithin
the
Cou
nty
over
the
las
t de
cade
or
so. T
he
Dis
tric
t ha
s se
en in
crem
enta
l red
evel
opm
ent
from
a p
revi
ously
low
dens
ity, l
ow r
ise
man
ufac
turi
ng a
nd w
areh
ousi
ng in
dust
rial
est
ate
to
a hi
gh d
ensi
ty m
ixed
-use
urb
an a
rea,
albe
it th
at i
t st
ill l
acks
a
cohe
rent
cen
tre.
The
San
dyfo
rd U
rban
Fra
mew
ork
Plan
(SU
FP)
sets
bui
ldin
g he
ight
limits
acr
oss
Sand
yfor
d Bu
sine
ss D
istr
ict.
The
bui
ldin
g he
ight
lim
its
have
bee
n es
tabl
ishe
d th
roug
h a
cons
ider
ed a
sses
smen
t of
loca
tion
and
char
acte
r of
an
area
and
pro
pose
d la
nd u
se. A
t st
rate
gica
lly
iden
tifie
d lo
catio
ns, t
he S
UFP
allo
ws
for
the
desi
gn o
f bu
ildin
gs o
r
elem
ents
of
build
ings
to
exce
ed t
he g
ener
ally
per
mitt
ed b
uild
ing
heig
ht b
y on
e or
tw
o st
orey
s.
The
sta
ted
build
ing
heig
ht l
imits
in
the
SUFP
do
not
repr
esen
t a
'targ
et' h
eigh
t fo
r ea
ch s
ite -
it is
ess
entia
l tha
t an
y bu
ildin
g m
akes
a
posi
tive
cont
ribu
tion
to t
he b
uilt
form
of
the
area
. It
is i
nten
ded
that
bu
ildin
g he
ight
sh
all
ther
efor
e,
be
dete
rmin
ed
by
how
it
resp
onds
to
its
su
rrou
ndin
g en
viro
nmen
t an
d be
in
form
ed
by;
loca
tion;
the
fun
ctio
n of
the
bui
ldin
g in
inf
orm
ing
the
stre
etsc
ape;
impa
ct
on
open
sp
ace
and
publ
ic
real
m
(in
part
icul
ar
shad
ow
impa
ct),
impa
ct o
n ad
join
ing
prop
ertie
s; vi
ews
into
the
are
a an
d
long
dis
tanc
e vi
stas
.
It is
an
obje
ctiv
e of
the
(SU
FP)
Build
ing
Hei
ght
Stra
tegy
to:
1.En
sure
tha
t Sa
ndyf
ord
Busi
ness
Dis
tric
t is
dev
elop
ed i
n
acco
rdan
ce w
ith h
eigh
t lim
its s
et o
ut i
n M
ap 3
of
the
SUFP
(se
e pa
ge 2
5)
subj
ect
to t
he b
uild
ing
mak
ing
a
posi
tive
cont
ribu
tion
to t
he b
uilt
form
as
set
out
abov
e.
2.R
equi
re a
pplic
ants
to
incl
ude
with
the
ir p
ropo
sals
an
anal
ysis
of
the
impa
ct o
f th
e he
ight
and
pos
ition
ing
of
build
ings
on:
oIm
med
iate
and
sur
roun
ding
env
ironm
ent
oA
djoi
ning
str
uctu
res
oO
pen
spac
es
oPu
blic
rea
lm (
incl
udin
g im
pact
on
stre
ets,
spac
es,
pede
stri
an a
nd
cycl
e ro
utes
, ide
ntifi
ed g
reen
rou
tes,
and
with
par
ticul
ar e
mph
asis
on
shad
ow im
pact
)
oV
iew
s an
d vi
stas
.
3.C
onsi
der
addi
tiona
l he
ight
s ov
er t
he h
eigh
t lim
its a
s in
dica
ted
in
loca
tions
ide
ntifi
ed o
n M
ap 3
of
the
Plan
. On
site
s ot
her
than
the
Blac
ktho
rn R
oad
site
, inc
reas
e in
bui
ldin
g he
ight
sha
ll be
lim
ited
to
one
to t
wo
stor
eys
abov
e th
e he
ight
lim
it.
All
imag
es -
San
dyfo
rd B
usin
ess
Dis
tric
t
17
3.2
Dún
Lao
ghai
re
The
coa
stal
Cou
nty
tow
n of
Dún
Lao
ghai
re i
s de
sign
ated
as
a
Maj
or T
own
Cen
tre.
Dun
Lao
ghai
re is
gen
eral
ly c
hara
cter
ised
by
its
19th
cen
tury
gri
d la
yout
, nar
row
plo
t w
idth
s an
d w
ell-d
efin
ed a
nd
encl
osed
st
reet
s. H
owev
er,
ther
e is
a
cont
rast
be
twee
n th
e
rela
tivel
y sm
all
grai
n,
indi
vidu
ally
ow
ned
build
ings
an
d so
me
rela
tivel
y re
cent
lar
ge d
evel
opm
ents
of
low
er a
rchi
tect
ural
qua
lity
with
uni
nspi
ring
faca
des
and
poor
ly d
efin
ed p
ublic
spa
ces
- th
e D
un
Laog
haire
Sho
ppin
g C
entr
e be
ing
the
mos
t ob
viou
s ex
ampl
e. T
he
tow
n ce
ntre
ar
ea
also
in
corp
orat
es
a nu
mbe
r of
pa
rcel
s of
unde
rdev
elop
ed l
and,
suc
h as
sur
face
car
par
king
, ba
ckla
nd s
ites
and
unde
rutil
ised
inst
itutio
nal s
ites.
Trad
ition
al b
uild
ing
heig
ht w
ithin
the
are
a ar
e ty
pica
lly 2
-4 s
tore
ys,
with
so
me
post
-war
de
velo
pmen
ts
of
abou
t 4-
5 st
orey
. M
ore
rece
nt s
chem
es e
xten
d up
to
a m
axim
um o
f 7
sto
reys
. Gen
eral
ly
only
the
spi
res
of S
t. M
icha
el’s
Chu
rch
and
Mar
iner
’s C
hurc
h an
d
the
tow
er o
f the
Cou
nty
Hal
l ris
e ab
ove
this
urb
an s
kylin
e.
In a
dvan
ce o
f a fo
rmal
Loc
al A
rea
Plan
bei
ng p
repa
red
for
the
Tow
n,
an U
rban
Str
uctu
re P
lan
has
been
inc
lude
d as
par
t of
the
Cou
nty
Dev
elop
men
t Pl
an
as
an
inte
rim
m
easu
re
to
help
gu
ide
deve
lopm
ent
and
prov
ide
a cl
ear
and
cohe
rent
vis
ion.
For
the
cor
e
area
of
th
e to
wn,
th
e Pl
an
cont
inue
s to
ac
know
ledg
e th
e
impo
rtan
ce
of
St.
Mic
hael
’s an
d M
arin
ers
Chu
rch
spire
s as
an
impo
rtan
t fo
cal p
oint
s bo
th in
the
tow
n an
d w
hen
view
ed fr
om t
he
pier
s an
d D
ublin
Bay
.
It is
an
obje
ctiv
e of
the
Urb
an S
truc
ture
Pla
n th
at t
his
hier
arch
ical
rela
tions
hip
betw
een
long
est
ablis
hed
land
mar
k bu
ildin
gs a
nd n
ew
infil
l dev
elop
men
t be
pre
serv
ed a
nd m
aint
aine
d.
The
U
rban
St
ruct
ure
Plan
al
so
aim
s to
en
sure
th
at
new
deve
lopm
ent
shou
ld
be
cont
extu
al,
shou
ld
seek
to
re
-est
ablis
h
stre
etsc
apes
, sh
ould
be
ap
prop
riat
ely
scal
ed
and
be
rich
in
mat
eria
ls a
nd d
etai
ls c
onsi
sten
t w
ith t
he e
xist
ing
typo
logy
of
the
Tow
n C
entr
e. I
t m
ay b
e en
tirel
y ap
prop
riat
e, h
owev
er, t
o pr
ovid
e la
ndm
ark
build
ings
at
ke
y st
rate
gic
poin
ts
thro
ugho
ut
the
Tow
n C
entr
e.
Not
with
stan
ding
, the
Pla
n st
ates
tha
t “T
here
is,
how
ever
, no
impl
icatio
n th
at a
‘land
mar
k bu
ildin
g’ sh
ould
be
inte
rpre
ted
as h
avin
g to
be
a bu
ildin
g hi
gher
tha
n its
surr
ound
ings
.”
Bui
ldin
g H
eigh
t - t
he Im
pact
of F
loor
-to-
Cei
ling
Hei
ghts
'Rob
in H
ill' S
andy
ford
Roa
d/Bl
ackt
horn
Dri
veFo
ur S
tore
ys -
12.
2 m
etre
s
Long
ford
Ter
race
Four
Sto
reys
- 1
6.1
met
res
The
Vic
tori
an-e
ra fl
oor-
to-c
eilin
g he
ight
s of
man
y of
the
ter
race
s
alon
g th
e sh
oref
ront
of D
ún L
aogh
aire
res
ults
in a
bui
lt fo
rm t
hat
can
be s
igni
fican
tly t
alle
r th
an m
oder
n ap
artm
ent
sche
mes
(se
e
figur
e be
low
).
16
3.1
Sand
yfor
d B
usin
ess
Dis
tric
tSa
ndyf
ord
has
prob
ably
bee
n th
e m
ost
sign
ifica
nt a
rea
of c
hang
e
and
grow
th w
ithin
the
Cou
nty
over
the
las
t de
cade
or
so. T
he
Dis
tric
t ha
s se
en in
crem
enta
l red
evel
opm
ent
from
a p
revi
ously
low
dens
ity, l
ow r
ise
man
ufac
turi
ng a
nd w
areh
ousi
ng in
dust
rial
est
ate
to
a hi
gh d
ensi
ty m
ixed
-use
urb
an a
rea,
albe
it th
at i
t st
ill l
acks
a
cohe
rent
cen
tre.
The
San
dyfo
rd U
rban
Fra
mew
ork
Plan
(SU
FP)
sets
bui
ldin
g he
ight
limits
acr
oss
Sand
yfor
d Bu
sine
ss D
istr
ict.
The
bui
ldin
g he
ight
lim
its
have
bee
n es
tabl
ishe
d th
roug
h a
cons
ider
ed a
sses
smen
t of
loca
tion
and
char
acte
r of
an
area
and
pro
pose
d la
nd u
se. A
t st
rate
gica
lly
iden
tifie
d lo
catio
ns, t
he S
UFP
allo
ws
for
the
desi
gn o
f bu
ildin
gs o
r
elem
ents
of
build
ings
to
exce
ed t
he g
ener
ally
per
mitt
ed b
uild
ing
heig
ht b
y on
e or
tw
o st
orey
s.
The
sta
ted
build
ing
heig
ht l
imits
in
the
SUFP
do
not
repr
esen
t a
'targ
et' h
eigh
t fo
r ea
ch s
ite -
it is
ess
entia
l tha
t an
y bu
ildin
g m
akes
a
posi
tive
cont
ribu
tion
to t
he b
uilt
form
of
the
area
. It
is i
nten
ded
that
bu
ildin
g he
ight
sh
all
ther
efor
e,
be
dete
rmin
ed
by
how
it
resp
onds
to
its
su
rrou
ndin
g en
viro
nmen
t an
d be
in
form
ed
by;
loca
tion;
the
fun
ctio
n of
the
bui
ldin
g in
inf
orm
ing
the
stre
etsc
ape;
impa
ct
on
open
sp
ace
and
publ
ic
real
m
(in
part
icul
ar
shad
ow
impa
ct),
impa
ct o
n ad
join
ing
prop
ertie
s; vi
ews
into
the
are
a an
d
long
dis
tanc
e vi
stas
.
It is
an
obje
ctiv
e of
the
(SU
FP)
Build
ing
Hei
ght
Stra
tegy
to:
1.En
sure
tha
t Sa
ndyf
ord
Busi
ness
Dis
tric
t is
dev
elop
ed i
n
acco
rdan
ce w
ith h
eigh
t lim
its s
et o
ut i
n M
ap 3
of
the
SUFP
(se
e pa
ge 2
5)
subj
ect
to t
he b
uild
ing
mak
ing
a
posi
tive
cont
ribu
tion
to t
he b
uilt
form
as
set
out
abov
e.
2.R
equi
re a
pplic
ants
to
incl
ude
with
the
ir p
ropo
sals
an
anal
ysis
of
the
impa
ct o
f th
e he
ight
and
pos
ition
ing
of
build
ings
on:
oIm
med
iate
and
sur
roun
ding
env
ironm
ent
oA
djoi
ning
str
uctu
res
oO
pen
spac
es
oPu
blic
rea
lm (
incl
udin
g im
pact
on
stre
ets,
spac
es,
pede
stri
an a
nd
cycl
e ro
utes
, ide
ntifi
ed g
reen
rou
tes,
and
with
par
ticul
ar e
mph
asis
on
shad
ow im
pact
)
oV
iew
s an
d vi
stas
.
3.C
onsi
der
addi
tiona
l he
ight
s ov
er t
he h
eigh
t lim
its a
s in
dica
ted
in
loca
tions
ide
ntifi
ed o
n M
ap 3
of
the
Plan
. On
site
s ot
her
than
the
Blac
ktho
rn R
oad
site
, inc
reas
e in
bui
ldin
g he
ight
sha
ll be
lim
ited
to
one
to t
wo
stor
eys
abov
e th
e he
ight
lim
it.
All
imag
es -
San
dyfo
rd B
usin
ess
Dis
tric
t
19
N11 Corridor - Buildings Taller than 5 Storeys
Tho
rnw
ood,
Junc
tion
N11
and
Boo
ters
tow
n A
venu
e
Boot
erst
own
Woo
d, Ju
nctio
n N
11 a
nd B
oote
rsto
wn
Ave
nue
Mer
rion
Hal
l, N
11 a
nd M
erri
on A
venu
e
Beec
hwoo
d, Ju
nctio
n N
11 a
nd F
arm
leig
h A
venu
e
The
Gra
nge,
Junc
tion
N11
and
Bre
wer
y R
oad
18
3.3
Pub
lic T
rans
port
Cor
rido
rs
The
N
11,
owin
g to
its
w
idth
, st
rate
gic
impo
rtan
ce,
and
publ
ic
tran
spor
t fa
cilit
ies,
has
the
pote
ntia
l to
beco
me
an a
ttra
ctiv
e ur
ban
corr
idor
enc
lose
d by
tal
ler
build
ings
of
high
qua
lity,
at l
ocat
ions
whi
ch a
re a
lso
prox
imat
e to
soc
ial a
nd c
omm
unity
infr
astr
uctu
re.
The
N11
cor
rido
r ha
s se
en a
pat
tern
of
talle
r ap
artm
ent
sche
mes
cons
truc
ted
at k
ey c
orne
r si
tes
alon
g its
rou
te t
hrou
gh t
he C
ount
y.
As
such
sch
emes
are
res
tric
ted
from
tak
ing
acce
ss d
irect
ly fr
om t
he
N11
, cor
ner
site
s at
junc
tions
bet
wee
n th
e N
11 a
nd t
he la
rger
sid
e
road
s ha
ve b
een
the
mos
t co
mm
on l
ocat
ion
for
inte
nsifi
catio
n of
deve
lopm
ent.
The
se d
evel
opm
ents
hav
e te
nded
to
rang
e fr
om 3
to
7 st
orey
s. T
he w
idth
of t
he c
orri
dor,
at o
ver
40 m
etre
s, pr
ovid
es a
n
oppo
rtun
ity fo
r ta
ller
build
ings
to
encl
ose
this
spa
ce.
The
hig
her
resi
dent
ial
dens
ities
tha
t ha
ve b
een
real
ised
in
this
are
a
in t
he la
st fe
w y
ears
wer
e as
a r
esul
t of
pol
icie
s in
the
200
4 C
ount
y
Dev
elop
men
t Pl
an w
hich
pro
mot
ed h
ighe
r de
nsiti
es w
ithin
a 5
00
met
re c
atch
men
t of
a Q
BC a
nd a
lso
allo
wed
for
con
side
ratio
n of
high
er d
ensi
ties
on la
rge
deve
lopm
ent
site
s, in
exc
ess
of 0
.5ha
.
The
re a
re o
ther
roa
d/pu
blic
tra
nspo
rt c
orri
dors
in
the
Cou
nty
whi
ch h
ave
seen
a g
reat
er i
nten
sity
of
deve
lopm
ent,
for
the
sam
e
reas
ons
as t
he N
11 c
orri
dor
– th
e W
yckh
am B
ypas
s, th
e Bl
ackr
ock
Bypa
ss a
nd a
long
the
Lua
s Li
ne B
/B1.
Wyc
kham
Byp
ass
- Bu
ildin
gs T
alle
r th
an 5
St
orey
s
Apa
rtm
ents
Wyc
kham
Byp
ass,
Dun
drum
Apa
rtm
ents
, Wyc
kham
Byp
ass,
Dun
drum
Apa
rtm
ents
, Stil
lorg
an D
ual C
arri
agew
ay
19
N11 Corridor - Buildings Taller than 5 Storeys
Tho
rnw
ood,
Junc
tion
N11
and
Boo
ters
tow
n A
venu
e
Boot
erst
own
Woo
d, Ju
nctio
n N
11 a
nd B
oote
rsto
wn
Ave
nue
Mer
rion
Hal
l, N
11 a
nd M
erri
on A
venu
e
Beec
hwoo
d, Ju
nctio
n N
11 a
nd F
arm
leig
h A
venu
e
The
Gra
nge,
Junc
tion
N11
and
Bre
wer
y R
oad
18
3.3
Pub
lic T
rans
port
Cor
rido
rs
The
N
11,
owin
g to
its
w
idth
, st
rate
gic
impo
rtan
ce,
and
publ
ic
tran
spor
t fa
cilit
ies,
has
the
pote
ntia
l to
beco
me
an a
ttra
ctiv
e ur
ban
corr
idor
enc
lose
d by
tal
ler
build
ings
of
high
qua
lity,
at l
ocat
ions
whi
ch a
re a
lso
prox
imat
e to
soc
ial a
nd c
omm
unity
infr
astr
uctu
re.
The
N11
cor
rido
r ha
s se
en a
pat
tern
of
talle
r ap
artm
ent
sche
mes
cons
truc
ted
at k
ey c
orne
r si
tes
alon
g its
rou
te t
hrou
gh t
he C
ount
y.
As
such
sch
emes
are
res
tric
ted
from
tak
ing
acce
ss d
irect
ly fr
om t
he
N11
, cor
ner
site
s at
junc
tions
bet
wee
n th
e N
11 a
nd t
he la
rger
sid
e
road
s ha
ve b
een
the
mos
t co
mm
on l
ocat
ion
for
inte
nsifi
catio
n of
deve
lopm
ent.
The
se d
evel
opm
ents
hav
e te
nded
to
rang
e fr
om 3
to
7 st
orey
s. T
he w
idth
of t
he c
orri
dor,
at o
ver
40 m
etre
s, pr
ovid
es a
n
oppo
rtun
ity fo
r ta
ller
build
ings
to
encl
ose
this
spa
ce.
The
hig
her
resi
dent
ial
dens
ities
tha
t ha
ve b
een
real
ised
in
this
are
a
in t
he la
st fe
w y
ears
wer
e as
a r
esul
t of
pol
icie
s in
the
200
4 C
ount
y
Dev
elop
men
t Pl
an w
hich
pro
mot
ed h
ighe
r de
nsiti
es w
ithin
a 5
00
met
re c
atch
men
t of
a Q
BC a
nd a
lso
allo
wed
for
con
side
ratio
n of
high
er d
ensi
ties
on la
rge
deve
lopm
ent
site
s, in
exc
ess
of 0
.5ha
.
The
re a
re o
ther
roa
d/pu
blic
tra
nspo
rt c
orri
dors
in
the
Cou
nty
whi
ch h
ave
seen
a g
reat
er i
nten
sity
of
deve
lopm
ent,
for
the
sam
e
reas
ons
as t
he N
11 c
orri
dor
– th
e W
yckh
am B
ypas
s, th
e Bl
ackr
ock
Bypa
ss a
nd a
long
the
Lua
s Li
ne B
/B1.
Wyc
kham
Byp
ass
- Bu
ildin
gs T
alle
r th
an 5
St
orey
s
Apa
rtm
ents
Wyc
kham
Byp
ass,
Dun
drum
Apa
rtm
ents
, Wyc
kham
Byp
ass,
Dun
drum
Apa
rtm
ents
, Stil
lorg
an D
ual C
arri
agew
ay
21
3.5
Rec
ent
Dev
elop
men
tsIn
the
las
t tw
o or
thr
ee y
ears
, fol
low
ing
the
rapi
d de
clin
e in
the
prop
erty
mar
ket,
ther
e ha
s be
en v
irtu
ally
no
deve
lopm
ent
pres
sure
for
talle
r bu
ildin
gs i
n th
e C
ount
y. In
fac
t, th
e op
posi
te h
as a
pplie
d.
Dev
elop
ers
have
bee
n re
subm
ittin
g sc
aled
-dow
n pr
opos
als
on s
ites
for
whi
ch p
lann
ing
perm
issi
on h
as a
lread
y be
en g
rant
ed f
or h
ighe
r
dens
ity d
evel
opm
ents
. In
som
e ca
ses,
such
dev
elop
men
t pr
opos
als
have
be
en
in
conf
lict
with
N
atio
nal
Gui
delin
es
on
resi
dent
ial
dens
ity,
whi
ch
seek
to
ac
hiev
e hi
gher
re
side
ntia
l de
nsity
deve
lopm
ent
prox
imat
e to
pub
lic t
rans
port
, for
exa
mpl
e.
Whi
lst
the
Cou
nty
Dev
elop
men
t Pl
an (
2010
-201
6) w
as f
ram
ed i
n
the
cont
ext
of t
he p
opul
atio
n an
d ho
usin
g pr
ojec
tions
con
tain
ed in
the
mos
t re
cent
Reg
iona
l Pl
anni
ng G
uide
lines
(20
10-2
022)
, it
is
clea
r th
at t
hese
tar
gets
are
unl
ikel
y to
be
met
in
the
shor
t to
med
ium
ter
m. T
he p
rono
unce
d sl
owdo
wn
in c
onst
ruct
ion
activ
ity
and
the
evid
ence
of
an e
xces
s su
pply
of
apar
tmen
ts i
n th
e C
ount
y
are
likel
y to
lea
d to
a c
ontin
ued
lack
of
dem
and
for
incr
ease
d
resi
dent
ial
dens
ities
and
inc
reas
ed b
uild
ing
heig
ht w
hich
may
, in
turn
, ha
ve
impl
icat
ions
fo
r th
e im
plem
enta
tion
of
the
Reg
iona
l
Plan
ning
Gui
delin
es.
In c
oncl
usio
n, i
t is
wor
th n
otin
g th
at t
he c
onte
xt w
ithin
whi
ch t
he
Build
ing
Hei
ghts
Str
ateg
y is
bei
ng c
urre
ntly
fra
med
is
a pr
oper
ty
mar
ket
that
sho
ws
abso
lute
ly n
o ev
iden
ce o
f se
ekin
g in
crea
sed
build
ing
heig
hts,
in t
he m
anne
r th
at w
as e
vide
nt in
rec
ent
year
s.
Hou
se C
ompl
etio
ns 2
005-
2010
Reg
iona
l Pla
nnin
g G
uide
lines
for
the
Gre
ater
Dub
lin A
rea
2010
-202
2
Hou
sing
Allo
catio
n fo
r Lo
cal A
utho
ritie
s
20
3.4
Subu
rban
Infil
lT
here
ha
s be
en
a di
scer
nabl
e pa
tter
n of
gr
adua
lly
incr
easi
ng
resi
dent
ial
dens
ities
in
‘infil
l’ si
tes
with
in t
he b
uilt
up a
rea
of t
he
Cou
nty
over
th
e la
st
deca
de
or
so.
Man
y of
th
ese
infil
l
deve
lopm
ents
ha
ve
been
at
a
high
er
dens
ity
and
with
a
talle
r
build
ing
heig
ht p
rofil
e th
an t
he p
reva
iling
loc
al l
ow r
ise
cont
ext.
Thi
s pa
tter
n of
dev
elop
men
t ha
s be
en d
rive
n in
res
pons
e bo
th t
o
the
Gov
ernm
ent
docu
men
t "R
esid
entia
l Den
sity
Gui
delin
es"
(199
9)
and
thro
ugh
polic
ies
cont
aine
d in
the
200
4 C
ount
y D
evel
opm
ent
Plan
w
hich
en
cour
aged
hi
gher
de
nsiti
es,
part
icul
arly
on
la
rge
deve
lopm
ent
site
s, in
exc
ess
of 0
.5ha
in a
rea.
Man
y of
the
exa
mpl
es o
f th
is f
orm
of
deve
lopm
ent
are
loca
ted
on
prom
inen
t co
rner
site
s, or
on
site
s w
ith fr
onta
ge o
nto
a w
ide
road
.
Whi
le t
here
was
cer
tain
ly s
ome
initi
al s
cept
icsm
reg
ardi
ng h
ow
wel
l suc
h sc
hem
es w
ould
‘kni
t’ or
be
abso
rbed
into
the
ir s
ubur
ban
cont
ext,
it is
con
side
red
that
, by
and
larg
e, t
his
new
urb
an fo
rm h
as
been
int
egra
ted
succ
essf
ully
int
o its
con
text
and
has
suc
ceed
ed i
n
achi
evin
g hi
gher
res
iden
tial d
ensi
ties
on k
ey s
ites.
Pict
ured
opp
osite
are
som
e ex
ampl
es o
f cor
ner
site
infil
l sch
emes
.
The
gen
eral
app
roac
h in
ter
ms
of b
uild
ing
heig
hts
in t
hese
site
s ha
s
been
to
tape
r he
ight
fro
m a
hig
h po
int
in t
he c
entr
e of
the
site
dow
n to
the
site
bou
ndar
ies
whe
re t
he h
eigh
t of
adj
acen
t bu
illdi
ngs
can
ofte
n be
low
er.
Robi
n H
ill ap
artm
ent
sche
me,
Sand
yfor
d
Road
. Bui
ldin
g he
ight
tape
rs fr
om a
max
imum
of f
our
stor
eys
dow
n to
two
at
the
boun
dary
with
an
esta
te o
f tw
o-st
orey
sem
i-det
ache
d ho
usin
g
Apa
rtm
ents
Boo
ters
tow
n A
venu
e
Apa
rtm
ents
, tow
nhou
ses
with
var
ying
hei
ghts
, Bel
arm
ine
Roebuck Hill Apartments, Roebuck Road
21
3.5
Rec
ent
Dev
elop
men
tsIn
the
las
t tw
o or
thr
ee y
ears
, fol
low
ing
the
rapi
d de
clin
e in
the
prop
erty
mar
ket,
ther
e ha
s be
en v
irtu
ally
no
deve
lopm
ent
pres
sure
for
talle
r bu
ildin
gs i
n th
e C
ount
y. In
fac
t, th
e op
posi
te h
as a
pplie
d.
Dev
elop
ers
have
bee
n re
subm
ittin
g sc
aled
-dow
n pr
opos
als
on s
ites
for
whi
ch p
lann
ing
perm
issi
on h
as a
lread
y be
en g
rant
ed f
or h
ighe
r
dens
ity d
evel
opm
ents
. In
som
e ca
ses,
such
dev
elop
men
t pr
opos
als
have
be
en
in
conf
lict
with
N
atio
nal
Gui
delin
es
on
resi
dent
ial
dens
ity,
whi
ch
seek
to
ac
hiev
e hi
gher
re
side
ntia
l de
nsity
deve
lopm
ent
prox
imat
e to
pub
lic t
rans
port
, for
exa
mpl
e.
Whi
lst
the
Cou
nty
Dev
elop
men
t Pl
an (
2010
-201
6) w
as f
ram
ed i
n
the
cont
ext
of t
he p
opul
atio
n an
d ho
usin
g pr
ojec
tions
con
tain
ed in
the
mos
t re
cent
Reg
iona
l Pl
anni
ng G
uide
lines
(20
10-2
022)
, it
is
clea
r th
at t
hese
tar
gets
are
unl
ikel
y to
be
met
in
the
shor
t to
med
ium
ter
m. T
he p
rono
unce
d sl
owdo
wn
in c
onst
ruct
ion
activ
ity
and
the
evid
ence
of
an e
xces
s su
pply
of
apar
tmen
ts i
n th
e C
ount
y
are
likel
y to
lea
d to
a c
ontin
ued
lack
of
dem
and
for
incr
ease
d
resi
dent
ial
dens
ities
and
inc
reas
ed b
uild
ing
heig
ht w
hich
may
, in
turn
, ha
ve
impl
icat
ions
fo
r th
e im
plem
enta
tion
of
the
Reg
iona
l
Plan
ning
Gui
delin
es.
In c
oncl
usio
n, i
t is
wor
th n
otin
g th
at t
he c
onte
xt w
ithin
whi
ch t
he
Build
ing
Hei
ghts
Str
ateg
y is
bei
ng c
urre
ntly
fra
med
is
a pr
oper
ty
mar
ket
that
sho
ws
abso
lute
ly n
o ev
iden
ce o
f se
ekin
g in
crea
sed
build
ing
heig
hts,
in t
he m
anne
r th
at w
as e
vide
nt in
rec
ent
year
s.
Hou
se C
ompl
etio
ns 2
005-
2010
Reg
iona
l Pla
nnin
g G
uide
lines
for
the
Gre
ater
Dub
lin A
rea
2010
-202
2
Hou
sing
Allo
catio
n fo
r Lo
cal A
utho
ritie
s
20
3.4
Subu
rban
Infil
lT
here
ha
s be
en
a di
scer
nabl
e pa
tter
n of
gr
adua
lly
incr
easi
ng
resi
dent
ial
dens
ities
in
‘infil
l’ si
tes
with
in t
he b
uilt
up a
rea
of t
he
Cou
nty
over
th
e la
st
deca
de
or
so.
Man
y of
th
ese
infil
l
deve
lopm
ents
ha
ve
been
at
a
high
er
dens
ity
and
with
a
talle
r
build
ing
heig
ht p
rofil
e th
an t
he p
reva
iling
loc
al l
ow r
ise
cont
ext.
Thi
s pa
tter
n of
dev
elop
men
t ha
s be
en d
rive
n in
res
pons
e bo
th t
o
the
Gov
ernm
ent
docu
men
t "R
esid
entia
l Den
sity
Gui
delin
es"
(199
9)
and
thro
ugh
polic
ies
cont
aine
d in
the
200
4 C
ount
y D
evel
opm
ent
Plan
w
hich
en
cour
aged
hi
gher
de
nsiti
es,
part
icul
arly
on
la
rge
deve
lopm
ent
site
s, in
exc
ess
of 0
.5ha
in a
rea.
Man
y of
the
exa
mpl
es o
f th
is f
orm
of
deve
lopm
ent
are
loca
ted
on
prom
inen
t co
rner
site
s, or
on
site
s w
ith fr
onta
ge o
nto
a w
ide
road
.
Whi
le t
here
was
cer
tain
ly s
ome
initi
al s
cept
icsm
reg
ardi
ng h
ow
wel
l suc
h sc
hem
es w
ould
‘kni
t’ or
be
abso
rbed
into
the
ir s
ubur
ban
cont
ext,
it is
con
side
red
that
, by
and
larg
e, t
his
new
urb
an fo
rm h
as
been
int
egra
ted
succ
essf
ully
int
o its
con
text
and
has
suc
ceed
ed i
n
achi
evin
g hi
gher
res
iden
tial d
ensi
ties
on k
ey s
ites.
Pict
ured
opp
osite
are
som
e ex
ampl
es o
f cor
ner
site
infil
l sch
emes
.
The
gen
eral
app
roac
h in
ter
ms
of b
uild
ing
heig
hts
in t
hese
site
s ha
s
been
to
tape
r he
ight
fro
m a
hig
h po
int
in t
he c
entr
e of
the
site
dow
n to
the
site
bou
ndar
ies
whe
re t
he h
eigh
t of
adj
acen
t bu
illdi
ngs
can
ofte
n be
low
er.
Robi
n H
ill ap
artm
ent
sche
me,
Sand
yfor
d
Road
. Bui
ldin
g he
ight
tape
rs fr
om a
max
imum
of f
our
stor
eys
dow
n to
two
at
the
boun
dary
with
an
esta
te o
f tw
o-st
orey
sem
i-det
ache
d ho
usin
g
Apa
rtm
ents
Boo
ters
tow
n A
venu
e
Apa
rtm
ents
, tow
nhou
ses
with
var
ying
hei
ghts
, Bel
arm
ine
Roebuck Hill Apartments, Roebuck Road
23
4
Polic
y A
ppro
ach
Thi
s se
ctio
n se
ts
out
a pr
opos
ed
polic
y ap
proa
ch
for
the
asse
ssm
ent
of
build
ing
heig
ht
in
the
Cou
nty.
It is
ba
sed
on
a
ratio
nale
tha
t ta
ll bu
ildin
gs (
whi
ch c
an b
e de
fined
as
a bu
ildin
g
whi
ch is
sig
nific
antly
tal
ler
than
the
pre
vaili
ng b
uild
ing
heig
ht fo
r th
e
area
) ca
n re
alis
tical
ly o
nly
be a
ccom
mod
ated
onl
y in
a n
umbe
r of
key
cent
res
in t
he C
ount
y –
spec
ifica
lly S
andy
ford
, C
herr
ywoo
d,
Dun
drum
, D
ún
Laog
haire
an
d U
CD
Be
lfiel
d. T
hese
ce
ntre
s ar
e
cons
ider
ed t
o be
'se
lf-se
lect
ing'
by
virt
ue o
f th
eir
stat
us a
s ei
ther
Maj
or T
own
Cen
tres
/gro
wth
are
as, m
ajor
em
ploy
men
t lo
catio
ns o
r
in t
he c
ase
of U
CD
, a m
ajor
nat
iona
l ins
titut
ion.
Tal
ler
build
ings
will
gene
rally
no
t be
co
nsid
ered
ou
tsid
e of
th
ese
loca
tions
.
Furt
herm
ore,
the
app
ropr
iate
veh
icle
for
ide
ntify
ing
the
spec
ific
site
s w
ithin
the
se c
entr
es t
hat
have
pot
entia
l fo
r ac
com
mod
atin
g
build
ing
heig
ht a
re s
tatu
tory
(an
d no
n-st
atut
ory)
loc
al p
lans
– b
e
they
Loc
al A
rea
Plan
s, Fr
amew
ork
Plan
s or
SD
Z’s.
It
follo
ws
that
it
wou
ld n
ot b
e ap
prop
riat
e to
con
side
r pl
anni
ng a
pplic
atio
ns f
or t
all
build
ings
on
a si
te in
adv
ance
of t
he a
dopt
ion
of a
loca
l pla
n fo
r an
area
.
Thi
s se
ctio
n de
mon
stra
tes
quite
une
quiv
ocal
ly t
he e
xten
sive
are
a
of t
he C
ount
y w
hich
is
cove
red
by e
ither
an
expl
icit
or i
mpl
icit
build
ing
heig
ht p
olic
y, ex
tant
or
plan
ned.
A n
ew g
ener
ic B
uild
ing
Hei
ght
Polic
y (S
ectio
n 4.
8) i
s pr
opos
ed f
or t
hose
res
idua
l ar
eas
of
the
Cou
nty
not
cove
red
by a
n ex
istin
g po
licy
or p
lan
base
d he
ight
crite
ria.
4.1
Loca
l Pla
ns a
nd B
uild
ing
Hei
ght
Polic
yT
he d
evel
opm
ent
of a
bui
ldin
g he
ight
str
ateg
y fo
r th
e C
ount
y m
ust
ackn
owle
dge
that
a s
igni
fican
t ar
ea o
f th
e C
ount
y is
eith
er a
lread
y
'cov
ered
' by
area
-bas
ed p
lan
polic
y on
bui
ldin
g he
ight
, or
will
be
the
subj
ect
of fo
rthc
omin
g lo
cal p
lans
. The
re a
re a
lso
a nu
mbe
r of
non
-
stat
utor
y pl
ans
guid
ing
deve
lopm
ent
in t
he C
ount
y. T
his
sect
ion
sets
out
in
deta
il th
e ex
istin
g an
d pl
anne
d lo
cal
plan
pol
icy
base
guid
ing
futu
re b
uild
ing
heig
ht in
tho
se s
peci
fic p
arts
of t
he C
ount
y.
4.1.
1St
illor
gan
Loca
l Are
a Pl
an (
2007
)T
he P
lan
outli
nes
spec
ific
benc
hmar
k he
ight
s fo
r va
riou
s si
tes
and
land
par
cels
but
esta
blis
hes
a ge
nera
l be
nchm
ark
build
ing
heig
ht o
f 5
stor
eys.
The
Pla
n al
so
stat
es
that
de
velo
pmen
t on
th
e Sh
oppi
ng
Cen
tre
Ove
rflo
w
Car
Pa
rk
and
Mill
hous
e C
ar P
ark
“will
be r
estr
icted
to
a he
ight
of
not
exce
edin
g 4
stor
eys.”
Furt
her
guid
ance
is
give
n in
rel
atio
n to
dow
nwar
d m
odifi
ers
and
tran
sitio
nal
zone
s, vi
s:
“Sub
ject
to
the
disc
retio
n of
the
Pla
nnin
g Au
thor
ity, d
evel
opm
ent
may
be
mod
ified
dow
n fro
m
the
benc
hmar
k he
ight
(D
ownw
ard
Mod
ifier
s)
in
circu
mst
ance
s of
exce
ptio
nal l
ocal
sen
sitivi
ty w
here
new
dev
elop
men
t wou
ld s
igni
fican
tly h
arm
:
a.re
siden
tial l
iving
con
ditio
ns th
roug
h ov
erlo
okin
g or
ove
rsha
dow
ing,
b.a
setti
ng o
f a li
sted
bui
ldin
g,
c.an
are
a of
par
ticul
ar c
hara
cter
,
d.a
plan
ning
or s
ocia
l obj
ectiv
e.
Build
ing
heig
ht s
hall
be g
rade
d so
they
are
low
er in
clo
se p
roxi
mity
to r
esid
entia
l are
as.
Tran
sitio
nal Z
ones
allo
w f
or a
gra
dual
tra
nsiti
on o
f de
nsiti
es a
nd h
eigh
t. Se
ctio
n 15
.2
of t
he C
ount
y D
evel
opm
ent
Plan
dea
ls w
ith T
rans
ition
al Z
onal
are
as a
nd t
here
fore
a
Tran
sitio
nal
Zone
of
25 m
etre
s w
ill be
app
lied
to d
evel
opm
ent
in S
tillo
rgan
Dist
rict
Cent
re a
nd N
eigh
bour
hood
Cen
tre.”P
35
4.1.
2K
iltie
rnan
/Gle
nam
uck
Loca
l Are
a Pl
an (
2007
)G
uida
nce
is p
rovi
ded
on r
ecom
men
ded
build
ing
heig
hts
in t
he v
ario
us n
odes
thro
ugho
ut t
he P
lan.
In
the
Gle
nam
uck
‘nod
e’, “
heig
hts
perm
itted
wou
ld g
ener
ally
rang
e fro
m 3
-5 s
tore
ys, w
hich
wou
ld b
e co
mpa
tible
with
exi
stin
g pe
rmitt
ed h
eigh
ts in
the
area
.” In
con
tras
t, w
ithin
the
Kilt
iern
an ‘n
ode’
, rec
omm
ende
d he
ight
s ra
nge
from
“2/
3 st
orey
s w
ith f
our
stor
ey e
lem
ents
adj
acen
t to
maj
or r
oad
alig
nmen
ts”
and
“2-4
sto
reys
” in
oth
er lo
catio
ns.
4.1.
3W
oodb
rook
/Sha
ngan
agh
Loca
l Are
a Pl
an (
2006
)T
he P
lan
stat
es t
hat
in t
he W
oodb
rook
‘nod
e’, r
esid
entia
l blo
cks
will
be
used
to
achi
eve
a lo
w/m
ediu
m r
ise
com
pact
urb
an f
orm
- 3
-4 f
loor
s hi
gh r
isin
g to
4-5
floor
s ar
ound
the
‘mai
n st
reet
’ w
ith a
var
iety
of
heig
hts
alon
g th
e go
lf co
urse
boun
dary
edg
e.
With
in t
he S
hang
anag
h ‘n
ode’
, the
Pla
n no
tes
that
dev
elop
men
t in
the
Shan
gana
gh C
astle
site
will
be
pred
omin
antly
res
iden
tial
in
char
acte
r an
d w
ill c
ompr
ise
two
stor
ey b
uild
ings
onl
y al
ong
the
nort
hern
edg
e of
the
lan
ds r
efle
ctin
g th
e sc
ale
of t
he e
xist
ing
adja
cent
dev
elop
men
t of
the
Cas
tle F
arm
est
ate.
The
res
t of
the
site
will
be
form
ed b
y re
side
ntia
l de
velo
pmen
t, w
hich
will
var
y in
heig
ht
from
3
to
4-st
orey
s m
arke
d oc
casi
onal
ly
by
5-st
orey
s
whe
re a
ppro
pria
te.
In s
umm
ary,
the
Plan
not
es t
hat
“The
hei
ght
of b
uild
ings
will
rang
e
betw
een
2 an
d 5
floor
s in
Sha
ngan
agh
Cast
le a
nd 2
and
5 f
loor
s in
Woo
dbro
ok.
Hig
her
build
ings
will
be c
entre
d on
the
nei
ghbo
urho
od
squa
re w
here
one
slim
dev
elop
men
t of
sig
nific
ance
up
to s
even
flo
ors
may
be
cons
ider
ed.”(
P31)
4.1.
4
Gle
ncul
len
Loca
l Are
a Pl
an (
2008
)W
hile
no
refe
renc
e is
mad
e to
rec
omm
ende
d bu
ildin
g he
ight
, the
Plan
is
acco
mpa
nied
by
a D
esig
n G
uide
, th
e ai
m o
f w
hich
is
to
revi
ve/r
ecre
ate
the
trad
ition
al r
ural
set
tlem
ent
patt
ern
and
hous
e
desi
gn c
hara
cter
istic
of
the
area
whi
le m
inim
isin
g th
e im
pact
on
the
land
scap
e. T
his
impl
ied
cons
erva
tive
appr
oach
to
bu
ildin
g
heig
ht
is
also
ev
iden
t in
th
at
all
new
de
velo
pmen
ts
with
in
desi
gnat
ed
rura
l cl
uste
rs
mus
t ai
m
to
emul
ate
this
hi
stor
ic
sett
lem
ent
patt
ern,
and
with
in t
he v
illag
e co
re, n
ew d
evel
opm
ents
will
ha
ve
to
be
appr
opri
atel
y in
tegr
ated
w
ith
the
exis
ting
sett
lem
ent
stru
ctur
e. A
ll ne
w d
evel
opm
ents
with
in t
he P
lan
area
will
hav
e to
com
ply
with
the
follo
win
g ge
nera
l pri
ncip
les:
•M
ust
dem
onst
rate
goo
d in
tegr
atio
n w
ithin
the
wid
er
land
scap
e;
•M
ust
dem
onst
rate
goo
d in
tegr
atio
n w
ithin
the
exi
stin
g
sett
lem
ent
patt
ern;
i.e
. sy
mpa
thet
ical
ly
desi
gned
in
harm
ony
with
the
sca
le a
nd c
hara
cter
of
the
villa
ge
core
and
/or
rura
l cl
uste
r an
d no
t ad
vers
ely
affe
ctin
g
the
char
acte
r of
sa
me.
T
his
incl
udes
at
tent
ion
to
build
ing
loca
tion,
ori
enta
tion
and
rela
tions
hip
to n
earb
y
22
4POLI
CY
APP
ROA
CH
23
4
Polic
y A
ppro
ach
Thi
s se
ctio
n se
ts
out
a pr
opos
ed
polic
y ap
proa
ch
for
the
asse
ssm
ent
of
build
ing
heig
ht
in
the
Cou
nty.
It is
ba
sed
on
a
ratio
nale
tha
t ta
ll bu
ildin
gs (
whi
ch c
an b
e de
fined
as
a bu
ildin
g
whi
ch is
sig
nific
antly
tal
ler
than
the
pre
vaili
ng b
uild
ing
heig
ht fo
r th
e
area
) ca
n re
alis
tical
ly o
nly
be a
ccom
mod
ated
onl
y in
a n
umbe
r of
key
cent
res
in t
he C
ount
y –
spec
ifica
lly S
andy
ford
, C
herr
ywoo
d,
Dun
drum
, D
ún
Laog
haire
an
d U
CD
Be
lfiel
d. T
hese
ce
ntre
s ar
e
cons
ider
ed t
o be
'se
lf-se
lect
ing'
by
virt
ue o
f th
eir
stat
us a
s ei
ther
Maj
or T
own
Cen
tres
/gro
wth
are
as, m
ajor
em
ploy
men
t lo
catio
ns o
r
in t
he c
ase
of U
CD
, a m
ajor
nat
iona
l ins
titut
ion.
Tal
ler
build
ings
will
gene
rally
no
t be
co
nsid
ered
ou
tsid
e of
th
ese
loca
tions
.
Furt
herm
ore,
the
app
ropr
iate
veh
icle
for
ide
ntify
ing
the
spec
ific
site
s w
ithin
the
se c
entr
es t
hat
have
pot
entia
l fo
r ac
com
mod
atin
g
build
ing
heig
ht a
re s
tatu
tory
(an
d no
n-st
atut
ory)
loc
al p
lans
– b
e
they
Loc
al A
rea
Plan
s, Fr
amew
ork
Plan
s or
SD
Z’s.
It
follo
ws
that
it
wou
ld n
ot b
e ap
prop
riat
e to
con
side
r pl
anni
ng a
pplic
atio
ns f
or t
all
build
ings
on
a si
te in
adv
ance
of t
he a
dopt
ion
of a
loca
l pla
n fo
r an
area
.
Thi
s se
ctio
n de
mon
stra
tes
quite
une
quiv
ocal
ly t
he e
xten
sive
are
a
of t
he C
ount
y w
hich
is
cove
red
by e
ither
an
expl
icit
or i
mpl
icit
build
ing
heig
ht p
olic
y, ex
tant
or
plan
ned.
A n
ew g
ener
ic B
uild
ing
Hei
ght
Polic
y (S
ectio
n 4.
8) i
s pr
opos
ed f
or t
hose
res
idua
l ar
eas
of
the
Cou
nty
not
cove
red
by a
n ex
istin
g po
licy
or p
lan
base
d he
ight
crite
ria.
4.1
Loca
l Pla
ns a
nd B
uild
ing
Hei
ght
Polic
yT
he d
evel
opm
ent
of a
bui
ldin
g he
ight
str
ateg
y fo
r th
e C
ount
y m
ust
ackn
owle
dge
that
a s
igni
fican
t ar
ea o
f th
e C
ount
y is
eith
er a
lread
y
'cov
ered
' by
area
-bas
ed p
lan
polic
y on
bui
ldin
g he
ight
, or
will
be
the
subj
ect
of fo
rthc
omin
g lo
cal p
lans
. The
re a
re a
lso
a nu
mbe
r of
non
-
stat
utor
y pl
ans
guid
ing
deve
lopm
ent
in t
he C
ount
y. T
his
sect
ion
sets
out
in
deta
il th
e ex
istin
g an
d pl
anne
d lo
cal
plan
pol
icy
base
guid
ing
futu
re b
uild
ing
heig
ht in
tho
se s
peci
fic p
arts
of t
he C
ount
y.
4.1.
1St
illor
gan
Loca
l Are
a Pl
an (
2007
)T
he P
lan
outli
nes
spec
ific
benc
hmar
k he
ight
s fo
r va
riou
s si
tes
and
land
par
cels
but
esta
blis
hes
a ge
nera
l be
nchm
ark
build
ing
heig
ht o
f 5
stor
eys.
The
Pla
n al
so
stat
es
that
de
velo
pmen
t on
th
e Sh
oppi
ng
Cen
tre
Ove
rflo
w
Car
Pa
rk
and
Mill
hous
e C
ar P
ark
“will
be r
estr
icted
to
a he
ight
of
not
exce
edin
g 4
stor
eys.”
Furt
her
guid
ance
is
give
n in
rel
atio
n to
dow
nwar
d m
odifi
ers
and
tran
sitio
nal
zone
s, vi
s:
“Sub
ject
to
the
disc
retio
n of
the
Pla
nnin
g Au
thor
ity, d
evel
opm
ent
may
be
mod
ified
dow
n fro
m
the
benc
hmar
k he
ight
(D
ownw
ard
Mod
ifier
s)
in
circu
mst
ance
s of
exce
ptio
nal l
ocal
sen
sitivi
ty w
here
new
dev
elop
men
t wou
ld s
igni
fican
tly h
arm
:
a.re
siden
tial l
iving
con
ditio
ns th
roug
h ov
erlo
okin
g or
ove
rsha
dow
ing,
b.a
setti
ng o
f a li
sted
bui
ldin
g,
c.an
are
a of
par
ticul
ar c
hara
cter
,
d.a
plan
ning
or s
ocia
l obj
ectiv
e.
Build
ing
heig
ht s
hall
be g
rade
d so
they
are
low
er in
clo
se p
roxi
mity
to r
esid
entia
l are
as.
Tran
sitio
nal Z
ones
allo
w f
or a
gra
dual
tra
nsiti
on o
f de
nsiti
es a
nd h
eigh
t. Se
ctio
n 15
.2
of t
he C
ount
y D
evel
opm
ent
Plan
dea
ls w
ith T
rans
ition
al Z
onal
are
as a
nd t
here
fore
a
Tran
sitio
nal
Zone
of
25 m
etre
s w
ill be
app
lied
to d
evel
opm
ent
in S
tillo
rgan
Dist
rict
Cent
re a
nd N
eigh
bour
hood
Cen
tre.”P
35
4.1.
2K
iltie
rnan
/Gle
nam
uck
Loca
l Are
a Pl
an (
2007
)G
uida
nce
is p
rovi
ded
on r
ecom
men
ded
build
ing
heig
hts
in t
he v
ario
us n
odes
thro
ugho
ut t
he P
lan.
In
the
Gle
nam
uck
‘nod
e’, “
heig
hts
perm
itted
wou
ld g
ener
ally
rang
e fro
m 3
-5 s
tore
ys, w
hich
wou
ld b
e co
mpa
tible
with
exi
stin
g pe
rmitt
ed h
eigh
ts in
the
area
.” In
con
tras
t, w
ithin
the
Kilt
iern
an ‘n
ode’
, rec
omm
ende
d he
ight
s ra
nge
from
“2/
3 st
orey
s w
ith f
our
stor
ey e
lem
ents
adj
acen
t to
maj
or r
oad
alig
nmen
ts”
and
“2-4
sto
reys
” in
oth
er lo
catio
ns.
4.1.
3W
oodb
rook
/Sha
ngan
agh
Loca
l Are
a Pl
an (
2006
)T
he P
lan
stat
es t
hat
in t
he W
oodb
rook
‘nod
e’, r
esid
entia
l blo
cks
will
be
used
to
achi
eve
a lo
w/m
ediu
m r
ise
com
pact
urb
an f
orm
- 3
-4 f
loor
s hi
gh r
isin
g to
4-5
floor
s ar
ound
the
‘mai
n st
reet
’ w
ith a
var
iety
of
heig
hts
alon
g th
e go
lf co
urse
boun
dary
edg
e.
With
in t
he S
hang
anag
h ‘n
ode’
, the
Pla
n no
tes
that
dev
elop
men
t in
the
Shan
gana
gh C
astle
site
will
be
pred
omin
antly
res
iden
tial
in
char
acte
r an
d w
ill c
ompr
ise
two
stor
ey b
uild
ings
onl
y al
ong
the
nort
hern
edg
e of
the
lan
ds r
efle
ctin
g th
e sc
ale
of t
he e
xist
ing
adja
cent
dev
elop
men
t of
the
Cas
tle F
arm
est
ate.
The
res
t of
the
site
will
be
form
ed b
y re
side
ntia
l de
velo
pmen
t, w
hich
will
var
y in
heig
ht
from
3
to
4-st
orey
s m
arke
d oc
casi
onal
ly
by
5-st
orey
s
whe
re a
ppro
pria
te.
In s
umm
ary,
the
Plan
not
es t
hat
“The
hei
ght
of b
uild
ings
will
rang
e
betw
een
2 an
d 5
floor
s in
Sha
ngan
agh
Cast
le a
nd 2
and
5 f
loor
s in
Woo
dbro
ok.
Hig
her
build
ings
will
be c
entre
d on
the
nei
ghbo
urho
od
squa
re w
here
one
slim
dev
elop
men
t of
sig
nific
ance
up
to s
even
flo
ors
may
be
cons
ider
ed.”(
P31)
4.1.
4
Gle
ncul
len
Loca
l Are
a Pl
an (
2008
)W
hile
no
refe
renc
e is
mad
e to
rec
omm
ende
d bu
ildin
g he
ight
, the
Plan
is
acco
mpa
nied
by
a D
esig
n G
uide
, th
e ai
m o
f w
hich
is
to
revi
ve/r
ecre
ate
the
trad
ition
al r
ural
set
tlem
ent
patt
ern
and
hous
e
desi
gn c
hara
cter
istic
of
the
area
whi
le m
inim
isin
g th
e im
pact
on
the
land
scap
e. T
his
impl
ied
cons
erva
tive
appr
oach
to
bu
ildin
g
heig
ht
is
also
ev
iden
t in
th
at
all
new
de
velo
pmen
ts
with
in
desi
gnat
ed
rura
l cl
uste
rs
mus
t ai
m
to
emul
ate
this
hi
stor
ic
sett
lem
ent
patt
ern,
and
with
in t
he v
illag
e co
re, n
ew d
evel
opm
ents
will
ha
ve
to
be
appr
opri
atel
y in
tegr
ated
w
ith
the
exis
ting
sett
lem
ent
stru
ctur
e. A
ll ne
w d
evel
opm
ents
with
in t
he P
lan
area
will
hav
e to
com
ply
with
the
follo
win
g ge
nera
l pri
ncip
les:
•M
ust
dem
onst
rate
goo
d in
tegr
atio
n w
ithin
the
wid
er
land
scap
e;
•M
ust
dem
onst
rate
goo
d in
tegr
atio
n w
ithin
the
exi
stin
g
sett
lem
ent
patt
ern;
i.e
. sy
mpa
thet
ical
ly
desi
gned
in
harm
ony
with
the
sca
le a
nd c
hara
cter
of
the
villa
ge
core
and
/or
rura
l cl
uste
r an
d no
t ad
vers
ely
affe
ctin
g
the
char
acte
r of
sa
me.
T
his
incl
udes
at
tent
ion
to
build
ing
loca
tion,
ori
enta
tion
and
rela
tions
hip
to n
earb
y
22
4POLI
CY
APP
ROA
CH
25
wou
ld b
e un
sust
aina
ble
to c
ontin
ue t
o de
velo
p 1/
2/3
stor
ey b
uild
ings
”
and
that
“i
t is
ther
efor
e co
ncei
vabl
e th
at
8-10
st
orey
re
siden
tial
deve
lopm
ents
fo
r st
uden
t ac
com
mod
atio
n or
6
stor
ey
educ
atio
nal
build
ing
be c
onsid
ered
in
the
futu
re”.
The
Mas
terp
lan
also
sug
gest
s
that
“k
ey
sites
fo
r hi
gher
de
nsity
la
ndm
ark
build
ings
sh
ould
be
desig
nate
d ba
sed
on v
isual
im
pact
, im
port
ance
and
urb
an p
riorit
y. Fo
r
exam
ple
the
‘Gat
eway
’ pro
ject
and
com
plet
ion
of t
he S
cienc
e Bl
ock
coul
d
acco
mm
odat
e su
ch a
land
mar
k bu
ildin
g”.
4.1.
8Fo
rthc
omin
g Lo
cal P
lans
The
re
are
a ra
nge
of
loca
l pl
ans
to
be
com
plet
ed
duri
ng
the
lifet
ime
of t
he C
ount
y D
evel
opm
ent
Plan
(20
10)
whi
ch w
ill p
rovi
de
guid
ance
on
build
ing
heig
ht. T
wo
of t
he m
ajor
pla
ns t
o be
pro
duce
d
duri
ng
the
lifet
ime
of
the
Cou
nty
Dev
elop
men
t Pl
an
– th
e
Sand
yfor
d U
rban
Fra
mew
ork
Plan
and
the
Che
rryw
ood
Stra
tegi
c
Dev
elop
men
t Z
one
Plan
ning
Sc
hem
e –
have
al
read
y be
en
the
subj
ect
of c
onsi
dera
ble
prel
imin
ary
wor
k an
d w
ill p
rovi
de d
etai
led
and
com
preh
ensi
ve g
uida
nce
on b
uild
ing
heig
ht –
to
a ve
ry f
ine
grai
n, o
n a
bloc
k by
blo
ck b
asis
in s
ome
inst
ance
s. Pl
ans
incl
ude:
•Sa
ndyf
ord
Urb
an F
ram
ewor
k Pl
an
•C
herr
ywoo
d St
rate
gic
Dev
elop
men
t Z
one
•D
ún L
aogh
aire
Loc
al A
rea
Plan
•Bl
ackr
ock
Loca
l Are
a Pl
an
•Sa
llyno
ggin
Loc
al A
rea
Plan
•G
oats
tow
n Lo
cal A
rea
Plan
•R
athm
icha
el/F
ernd
ale
Roa
d Lo
cal A
rea
Plan
•O
ld C
onna
Loc
al A
rea
Plan
.
24
dwel
lings
or
stru
ctur
es;
•M
ust
dem
onst
rate
po
sitiv
e vi
sual
im
pact
of
th
e
deve
lopm
ent
in t
erm
s of
des
ign,
inc
ludi
ng s
ize,
hei
ght,
bulk
, mat
eria
ls a
nd d
etai
ling
used
;
•M
ust
dem
onst
rate
goo
d la
ndsc
apin
g sc
hem
es.
4.1.
5D
eans
gran
ge L
ocal
Are
a Pl
an (
2010
)T
he P
lan
incl
udes
a f
ine
grai
n of
det
ail
on a
ppro
pria
te b
uild
ing
heig
ht (
incl
udin
g 'b
ench
mar
k he
ight
s'), w
ithin
the
var
ious
zon
es a
nd
dist
inct
sub
-are
as o
f the
Dea
nsgr
ange
Loc
al A
rea
Plan
. The
Pla
n al
so
prov
ides
for
“mod
ifier
s” t
o th
e be
nchm
ark
heig
hts
set
out
in in
stan
ces
whe
re,
for
exam
ple,
dev
elop
men
t w
ould
cre
ate
urba
n de
sign
ben
efits
in
term
s of
impr
ovin
g th
e ov
eral
l le
gibi
lity
and
the
char
acte
r of
the
are
a. Sp
ecifi
c po
licy
on b
uild
ing
heig
ht is
set
out
as
follo
ws:
“In
orde
r to
affo
rd a
lev
el o
f gu
idan
ce w
ithin
the
pla
n ar
ea, a
n as
sess
men
t of
appr
opria
te b
ench
mar
k he
ight
s fo
r D
eans
gran
ge N
eigh
bour
hood
Cen
tre A
rea
and
Dea
nsgr
ange
Bus
ines
s Pa
rk is
set
out
in D
raw
ing
B –
Build
ing
Hei
ghts
. Thi
s dr
awin
g
shou
ld b
e re
ad i
n co
njun
ctio
n w
ith A
ppen
dix
B, w
hich
set
s ou
t an
ass
essm
ent
of
appr
opria
te b
uild
ing
heig
hts
with
in t
he p
lan
area
. Any
dev
elop
men
t pr
opos
als,
whi
ch
devia
te f
rom
the
gui
danc
e se
t ou
t in
App
endi
x B,
wou
ld i
n ad
ditio
n to
norm
al
plan
ning
ap
plica
tion
requ
irem
ents
, ha
ve
to
subm
it an
arch
itect
ural
de
sign
stat
emen
t th
at
addr
esse
s de
velo
pmen
t co
ntex
t,
deve
lopm
ent
obje
ctive
s, ur
ban
desig
n pr
incip
les,
scal
e, m
assin
g an
d
mat
eria
ls. T
he
Plan
ning
Au
thor
ity
wou
ld
have
to
be
sa
tisfie
d th
at
prop
osal
s w
ould
enh
ance
the
visu
al c
hara
cter
of
the
area
and
tha
t
resid
entia
l am
eniti
es o
f exi
stin
g ho
mes
wou
ld b
e sa
fegu
arde
d.”
Oth
er n
on-s
tatu
tory
doc
umen
ts p
rovi
de g
uida
nce
for
area
s of
the
Cou
nty
on d
evel
opm
ent
stan
dard
s, as
out
lined
bel
ow.
4.1.
6St
epas
ide
Act
ion
Are
a Pl
an (
2000
)T
he S
tepa
side
Act
ion
Are
a Pl
an w
as a
dopt
ed b
y th
e C
ounc
il in
2000
and
has
con
tinue
d to
gui
de d
evel
opm
ent
in t
he a
rea
over
the
last
dec
ade.
Pla
nnin
g pe
rmis
sion
has
now
bee
n gr
ante
d fo
r m
ost
of
the
maj
or d
evel
opm
ent
site
s in
the
are
a ge
nera
lly i
n ac
cord
ance
with
th
e Pl
an
and
a si
gnifi
cant
pr
opor
tion
of
thes
e ha
ve
been
deve
lope
d. T
here
are
, how
ever
, a n
umbe
r of
sig
nific
ant
deve
lopm
ent
site
s st
ill t
o co
mm
ence
. Whi
le t
he P
lan
did
not
set
benc
hmar
k or
reco
mm
ende
d bu
ildin
g he
ight
, m
inim
um r
esid
entia
l de
nsiti
es w
ere
iden
tifie
d fo
r va
riou
s de
velo
pmen
t pa
rcel
s. Su
gges
ted
build
ing
heig
hts
wer
e in
clud
ed fo
r ‘fo
cal p
oint
’ site
s ad
jace
nt t
o co
re c
entr
es
and
dist
ribu
tor
road
s, ge
nera
lly u
p to
fou
r st
orey
s. E
ffect
ivel
y, th
e
basi
s of
the
Pla
n an
d th
e ex
tant
pla
nnin
g pe
rmis
sion
s fo
r th
e fe
w
rem
aini
ng d
evel
opm
ent
site
s se
t a
fram
ewor
k fo
r bu
ildin
g he
ight
in
the
area
.
4.1.
7U
CD
Mas
terp
lan
(200
5)T
he U
CD
Cam
pus
Dev
elop
men
t Pl
an 2
005-
2010
-201
5 se
ts o
ut
aim
s an
d pr
iori
ties
for
the
futu
re d
irect
ion
of t
he U
nive
rsity
. Thi
s
Plan
inc
lude
s a
visi
on f
or w
orld
-cla
ss a
rchi
tect
ure,
a n
etw
ork
of
pede
stri
an
wal
kway
s an
d a
tran
sfor
mat
ion
of
the
acad
emic
infr
astr
uctu
re
to
refle
ct
the
ambi
tions
of
a
lead
ing
Euro
pean
univ
ersi
ty. T
he M
aste
rpla
n ha
s be
en n
oted
by
the
Cou
ncil
and
is
refe
renc
ed i
n th
e C
ount
y D
evel
opm
ent
Plan
(20
10)
(SLO
5).
The
Mas
terp
lan
refe
rs t
o pr
opos
ed fu
ture
bui
ldin
g he
ight
s no
ting
that
“it
25
wou
ld b
e un
sust
aina
ble
to c
ontin
ue t
o de
velo
p 1/
2/3
stor
ey b
uild
ings
”
and
that
“i
t is
ther
efor
e co
ncei
vabl
e th
at
8-10
st
orey
re
siden
tial
deve
lopm
ents
fo
r st
uden
t ac
com
mod
atio
n or
6
stor
ey
educ
atio
nal
build
ing
be c
onsid
ered
in
the
futu
re”.
The
Mas
terp
lan
also
sug
gest
s
that
“k
ey
sites
fo
r hi
gher
de
nsity
la
ndm
ark
build
ings
sh
ould
be
desig
nate
d ba
sed
on v
isual
im
pact
, im
port
ance
and
urb
an p
riorit
y. Fo
r
exam
ple
the
‘Gat
eway
’ pro
ject
and
com
plet
ion
of t
he S
cienc
e Bl
ock
coul
d
acco
mm
odat
e su
ch a
land
mar
k bu
ildin
g”.
4.1.
8Fo
rthc
omin
g Lo
cal P
lans
The
re
are
a ra
nge
of
loca
l pl
ans
to
be
com
plet
ed
duri
ng
the
lifet
ime
of t
he C
ount
y D
evel
opm
ent
Plan
(20
10)
whi
ch w
ill p
rovi
de
guid
ance
on
build
ing
heig
ht. T
wo
of t
he m
ajor
pla
ns t
o be
pro
duce
d
duri
ng
the
lifet
ime
of
the
Cou
nty
Dev
elop
men
t Pl
an
– th
e
Sand
yfor
d U
rban
Fra
mew
ork
Plan
and
the
Che
rryw
ood
Stra
tegi
c
Dev
elop
men
t Z
one
Plan
ning
Sc
hem
e –
have
al
read
y be
en
the
subj
ect
of c
onsi
dera
ble
prel
imin
ary
wor
k an
d w
ill p
rovi
de d
etai
led
and
com
preh
ensi
ve g
uida
nce
on b
uild
ing
heig
ht –
to
a ve
ry f
ine
grai
n, o
n a
bloc
k by
blo
ck b
asis
in s
ome
inst
ance
s. Pl
ans
incl
ude:
•Sa
ndyf
ord
Urb
an F
ram
ewor
k Pl
an
•C
herr
ywoo
d St
rate
gic
Dev
elop
men
t Z
one
•D
ún L
aogh
aire
Loc
al A
rea
Plan
•Bl
ackr
ock
Loca
l Are
a Pl
an
•Sa
llyno
ggin
Loc
al A
rea
Plan
•G
oats
tow
n Lo
cal A
rea
Plan
•R
athm
icha
el/F
ernd
ale
Roa
d Lo
cal A
rea
Plan
•O
ld C
onna
Loc
al A
rea
Plan
.
24
dwel
lings
or
stru
ctur
es;
•M
ust
dem
onst
rate
po
sitiv
e vi
sual
im
pact
of
th
e
deve
lopm
ent
in t
erm
s of
des
ign,
inc
ludi
ng s
ize,
hei
ght,
bulk
, mat
eria
ls a
nd d
etai
ling
used
;
•M
ust
dem
onst
rate
goo
d la
ndsc
apin
g sc
hem
es.
4.1.
5D
eans
gran
ge L
ocal
Are
a Pl
an (
2010
)T
he P
lan
incl
udes
a f
ine
grai
n of
det
ail
on a
ppro
pria
te b
uild
ing
heig
ht (
incl
udin
g 'b
ench
mar
k he
ight
s'), w
ithin
the
var
ious
zon
es a
nd
dist
inct
sub
-are
as o
f the
Dea
nsgr
ange
Loc
al A
rea
Plan
. The
Pla
n al
so
prov
ides
for
“mod
ifier
s” t
o th
e be
nchm
ark
heig
hts
set
out
in in
stan
ces
whe
re,
for
exam
ple,
dev
elop
men
t w
ould
cre
ate
urba
n de
sign
ben
efits
in
term
s of
impr
ovin
g th
e ov
eral
l le
gibi
lity
and
the
char
acte
r of
the
are
a. Sp
ecifi
c po
licy
on b
uild
ing
heig
ht is
set
out
as
follo
ws:
“In
orde
r to
affo
rd a
lev
el o
f gu
idan
ce w
ithin
the
pla
n ar
ea, a
n as
sess
men
t of
appr
opria
te b
ench
mar
k he
ight
s fo
r D
eans
gran
ge N
eigh
bour
hood
Cen
tre A
rea
and
Dea
nsgr
ange
Bus
ines
s Pa
rk is
set
out
in D
raw
ing
B –
Build
ing
Hei
ghts
. Thi
s dr
awin
g
shou
ld b
e re
ad i
n co
njun
ctio
n w
ith A
ppen
dix
B, w
hich
set
s ou
t an
ass
essm
ent
of
appr
opria
te b
uild
ing
heig
hts
with
in t
he p
lan
area
. Any
dev
elop
men
t pr
opos
als,
whi
ch
devia
te f
rom
the
gui
danc
e se
t ou
t in
App
endi
x B,
wou
ld i
n ad
ditio
n to
norm
al
plan
ning
ap
plica
tion
requ
irem
ents
, ha
ve
to
subm
it an
arch
itect
ural
de
sign
stat
emen
t th
at
addr
esse
s de
velo
pmen
t co
ntex
t,
deve
lopm
ent
obje
ctive
s, ur
ban
desig
n pr
incip
les,
scal
e, m
assin
g an
d
mat
eria
ls. T
he
Plan
ning
Au
thor
ity
wou
ld
have
to
be
sa
tisfie
d th
at
prop
osal
s w
ould
enh
ance
the
visu
al c
hara
cter
of
the
area
and
tha
t
resid
entia
l am
eniti
es o
f exi
stin
g ho
mes
wou
ld b
e sa
fegu
arde
d.”
Oth
er n
on-s
tatu
tory
doc
umen
ts p
rovi
de g
uida
nce
for
area
s of
the
Cou
nty
on d
evel
opm
ent
stan
dard
s, as
out
lined
bel
ow.
4.1.
6St
epas
ide
Act
ion
Are
a Pl
an (
2000
)T
he S
tepa
side
Act
ion
Are
a Pl
an w
as a
dopt
ed b
y th
e C
ounc
il in
2000
and
has
con
tinue
d to
gui
de d
evel
opm
ent
in t
he a
rea
over
the
last
dec
ade.
Pla
nnin
g pe
rmis
sion
has
now
bee
n gr
ante
d fo
r m
ost
of
the
maj
or d
evel
opm
ent
site
s in
the
are
a ge
nera
lly i
n ac
cord
ance
with
th
e Pl
an
and
a si
gnifi
cant
pr
opor
tion
of
thes
e ha
ve
been
deve
lope
d. T
here
are
, how
ever
, a n
umbe
r of
sig
nific
ant
deve
lopm
ent
site
s st
ill t
o co
mm
ence
. Whi
le t
he P
lan
did
not
set
benc
hmar
k or
reco
mm
ende
d bu
ildin
g he
ight
, m
inim
um r
esid
entia
l de
nsiti
es w
ere
iden
tifie
d fo
r va
riou
s de
velo
pmen
t pa
rcel
s. Su
gges
ted
build
ing
heig
hts
wer
e in
clud
ed fo
r ‘fo
cal p
oint
’ site
s ad
jace
nt t
o co
re c
entr
es
and
dist
ribu
tor
road
s, ge
nera
lly u
p to
fou
r st
orey
s. E
ffect
ivel
y, th
e
basi
s of
the
Pla
n an
d th
e ex
tant
pla
nnin
g pe
rmis
sion
s fo
r th
e fe
w
rem
aini
ng d
evel
opm
ent
site
s se
t a
fram
ewor
k fo
r bu
ildin
g he
ight
in
the
area
.
4.1.
7U
CD
Mas
terp
lan
(200
5)T
he U
CD
Cam
pus
Dev
elop
men
t Pl
an 2
005-
2010
-201
5 se
ts o
ut
aim
s an
d pr
iori
ties
for
the
futu
re d
irect
ion
of t
he U
nive
rsity
. Thi
s
Plan
inc
lude
s a
visi
on f
or w
orld
-cla
ss a
rchi
tect
ure,
a n
etw
ork
of
pede
stri
an
wal
kway
s an
d a
tran
sfor
mat
ion
of
the
acad
emic
infr
astr
uctu
re
to
refle
ct
the
ambi
tions
of
a
lead
ing
Euro
pean
univ
ersi
ty. T
he M
aste
rpla
n ha
s be
en n
oted
by
the
Cou
ncil
and
is
refe
renc
ed i
n th
e C
ount
y D
evel
opm
ent
Plan
(20
10)
(SLO
5).
The
Mas
terp
lan
refe
rs t
o pr
opos
ed fu
ture
bui
ldin
g he
ight
s no
ting
that
“it
27
4.5
Am
enit
y Z
ones
The
‘A
men
ity
Zon
es’
of
the
Cou
nty
corr
espo
nd
with
th
e
Obj
ectiv
es ‘
G’,’G
B’ a
nd ‘
B’. T
hese
are
as o
f th
e C
ount
y ha
ve t
he
mos
t re
stri
ctiv
e zo
ning
pro
visi
ons.
The
Cou
nty
Dev
elop
men
t Pl
an
note
s in
rel
atio
n to
Hig
h A
men
ity l
ands
, for
exa
mpl
e, t
hat
“With
in
zone
d H
igh
Amen
ity
area
s th
e Co
uncil
w
ill ge
nera
lly
resis
t an
y
deve
lopm
ent
not
rela
ted
dire
ctly
to t
he a
rea’
s am
enity
pot
entia
l or
its
exist
ing
use
for
agric
ultu
re,
mou
ntai
n or
hill
farm
ing.”
The
‘A
men
ity
Zon
es’
enco
mpa
ss c
.520
0 ha
in
area
– i
n ex
cess
of
40%
of
the
tota
l la
ndm
ass
of t
he C
ount
y. W
hile
the
stu
dy d
oes
not
prop
ose
that
the
re s
houl
d be
no
deve
lopm
ent
in t
he m
ount
ain
foot
hills
, thi
s
area
of
th
e C
ount
y, by
vi
rtue
of
its
se
nsiti
vity
, is
cl
earl
y
inap
prop
riat
e fo
r an
y fo
rm
of
intr
usiv
e de
velo
pmen
t of
inap
prop
riat
e sc
ale,
he
ight
an
d m
assi
ng.
In
addi
tion,
th
e W
ind
Ener
gy D
evel
opm
ent
Gui
delin
es f
or t
he C
ount
y (A
pppe
ndix
E o
f
the
CD
P),
does
no
t id
entif
y po
tent
ial
for
win
d en
ergy
infr
astr
uctu
re o
f any
sor
t in
the
Am
enity
Zon
es.
4.6
Ope
n Sp
ace
Zon
esT
here
is
a si
gnifi
cant
qua
ntum
of
land
zon
ed O
bjec
tive
‘F’,
“To
pres
erve
and
prov
ide
for
open
spa
ce w
ith a
ncilla
ry a
ctive
rec
reat
iona
l am
eniti
es"
- c
.130
0ha
or
11%
of
the
Cou
nty
land
mas
s. C
ount
y D
evel
opm
ent
Plan
pol
icie
s th
at g
over
n
deve
lopm
ent
in t
he '
F' z
ones
are
am
ong
the
mos
t re
stri
ctiv
e in
the
Pla
n.
Res
iden
tial
and
mai
nstr
eam
em
ploy
men
t us
es a
re n
ot p
erm
itted
in
'F'
zone
d
land
s -
effe
ctiv
ely
nega
ting
the
poss
ibili
ty o
f tal
ler
build
ings
in t
he la
nds.
4.7
Are
as o
f Con
trol
(C
umul
ativ
e)O
vera
ll, th
e ar
eas
of t
he C
ount
y ei
ther
cov
ered
by
an e
xist
ing
or
fort
hcom
ing
loca
l pl
an,
or
Arc
hite
ctur
al
Con
serv
atio
n A
rea
is
sign
ifica
nt. W
hen
com
bine
d w
ith t
he a
rea
com
pris
ing
the
foot
hills
of t
he D
ublin
Mou
ntai
ns a
nd t
he O
pen
Spac
e Z
ones
, som
e 75
% o
f
the
Cou
nty’s
are
a ca
n be
sai
d to
hav
e an
eith
er e
xplic
it or
impl
icit
build
ing
heig
ht p
olic
y.
26
4.2
Loca
l Are
a P
lan
Bou
ndar
ies
The
var
ious
Loc
al A
rea
Plan
s, Sa
ndyf
ord
UFP
and
Che
rryw
ood
SDZ
bou
ndar
ies
enco
mpa
ss a
sig
nific
ant
area
of
the
Cou
nty.
Dún
Laog
haire
-Rat
hdow
n C
ount
y m
easu
res
c.12
,700
ha in
are
a. T
he L
AP
area
s to
tal c
.2,4
00ha
in e
xten
t, ro
ughl
y 19
% o
f the
tot
al a
rea
of t
he
Cou
nty.
The
bou
ndar
ies
enco
mpa
ss b
oth
adop
ted
and
fort
hcom
ing
Loca
l Are
a Pl
ans
as s
et o
ut in
the
201
0-20
16 C
ount
y D
evel
opm
ent
Plan
. T
he
adop
ted
LAPs
in
corp
orat
e sp
ecifi
c po
licie
s gu
idin
g
deve
lopm
ent
in r
elat
ion
to b
uild
ing
heig
ht. T
he f
orth
com
ing
loca
l
plan
s w
ill li
kew
ise
incl
ude
spec
ific
polic
y on
bui
ldin
g he
ight
. Fro
m a
stra
tegi
c pe
rspe
ctiv
e, t
he o
nly
area
s w
here
any
cog
ent
case
can
be
mad
e fo
r ta
ller
build
ings
in t
he C
ount
y is
with
in t
he b
ound
arie
s of
cert
ain
loca
l pl
an a
reas
and
UC
D. I
t is
con
side
red
that
the
se l
ocal
plan
s ar
e th
e m
ost
appr
opri
ate
vehi
cle
for
prov
idin
g th
e ki
nd o
f
fine-
grai
ned
anal
ysis
whi
ch c
an d
eter
min
e if
talle
r bu
ildin
gs a
re
appr
opri
ate
or n
ot t
o an
y gi
ven
loca
tion.
4.3
Non
Sta
tuto
ry P
lans
The
re a
re t
wo
sign
ifica
nt a
reas
of
the
Cou
nty
cove
red
by n
on-s
tatu
tory
pla
ns
– th
e St
epas
ide
Act
ion
Are
a Pl
an a
rea
and
the
UC
D M
aste
rpla
n ar
ea. T
hese
area
s co
mpr
ise
c.50
0ha,
alm
ost
4% o
f the
ove
rall
area
of t
he C
ount
y. A
s no
ted
prev
ious
ly,
the
polic
y ba
se
outli
ned
in
the
UC
D
Mas
terp
lan
(200
5),
and
refe
renc
ed i
n th
e 20
10-2
016
Cou
nty
Dev
elop
men
t Pl
an,
shou
ld b
e us
ed t
o
guid
e de
velo
pmen
t on
the
cam
pus.
Spec
ific
build
ing
heig
ht r
ange
s ar
e ou
tline
d
in
the
Mas
terp
lan.
T
he
cons
truc
tion
of
hous
ing
and/
or
educ
atio
nal
deve
lopm
ent
to t
he h
eigh
ts r
efer
red
to i
n th
e M
aste
rpla
n w
ill b
e su
bjec
t to
ensu
ring
tha
t th
ey d
o no
t ha
ve a
det
rim
enta
l im
pact
on
resi
dent
ial a
men
ity o
f
loca
tions
si
tuat
ed
outs
ide
UC
D
cam
pus.
The
St
epas
ide
Act
ion
Are
a Pl
an
(200
0),
whi
le
subs
tant
ially
im
plem
ente
d,
still
pr
ovid
es
guid
ance
on
deve
lopm
ent
stan
dard
s an
d he
ight
for
the
area
whi
le t
he n
umbe
r of
ext
ant
but
as y
et u
ndev
elop
ed p
lann
ing
perm
issi
ons
prov
ides
a f
ram
ewor
k fo
r fu
ture
build
ing
heig
ht in
the
are
a.
4.4
Arc
hite
ctur
al C
onse
rvat
ion
Are
asT
here
ar
e 8
Arc
hite
ctur
al
Con
serv
atio
n A
reas
(A
CA
s)
and
27
Can
dida
te A
CA
s. T
hese
com
pris
e ap
prox
imat
ely
c.30
0 he
ctar
es i
n
area
, 2%
of
th
e ar
ea
of
the
Cou
nty.
Polic
y A
R8:
Arc
hite
ctur
al
Con
serv
atio
n A
reas
(A
CA
) st
ates
th
at
it is
C
ounc
il po
licy
to
prot
ect
the
spec
ial
char
acte
r of
pla
ces,
area
s, gr
oups
of
stru
ctur
es
or
tow
nsca
pes,
whi
ch
have
be
en
desi
gnat
ed
as
Arc
hite
ctur
al
Con
serv
atio
n A
reas
. W
hile
th
e pu
rpos
e of
a
desi
gnat
ion
is
to
prot
ect
and
enha
nce
the
spec
ial
char
acte
r of
an
ar
ea,
it is
impo
rtan
t to
str
ess
that
thi
s do
es n
ot p
recl
ude
any
appr
opri
ate
form
s of
new
dev
elop
men
t. It
shou
ld b
e no
ted
that
the
re a
re a
lso
c.20
00
prot
ecte
d st
ruct
ures
in
th
e C
ount
y an
d a
rang
e of
arch
aeol
ogic
al
site
s of
in
tere
st
whi
ch
mus
t al
so
be
cons
ider
ed
whe
n as
sess
ing
deve
lopm
ent
prop
osal
s.
27
4.5
Am
enit
y Z
ones
The
‘A
men
ity
Zon
es’
of
the
Cou
nty
corr
espo
nd
with
th
e
Obj
ectiv
es ‘
G’,’G
B’ a
nd ‘
B’. T
hese
are
as o
f th
e C
ount
y ha
ve t
he
mos
t re
stri
ctiv
e zo
ning
pro
visi
ons.
The
Cou
nty
Dev
elop
men
t Pl
an
note
s in
rel
atio
n to
Hig
h A
men
ity l
ands
, for
exa
mpl
e, t
hat
“With
in
zone
d H
igh
Amen
ity
area
s th
e Co
uncil
w
ill ge
nera
lly
resis
t an
y
deve
lopm
ent
not
rela
ted
dire
ctly
to t
he a
rea’
s am
enity
pot
entia
l or
its
exist
ing
use
for
agric
ultu
re,
mou
ntai
n or
hill
farm
ing.”
The
‘A
men
ity
Zon
es’
enco
mpa
ss c
.520
0 ha
in
area
– i
n ex
cess
of
40%
of
the
tota
l la
ndm
ass
of t
he C
ount
y. W
hile
the
stu
dy d
oes
not
prop
ose
that
the
re s
houl
d be
no
deve
lopm
ent
in t
he m
ount
ain
foot
hills
, thi
s
area
of
th
e C
ount
y, by
vi
rtue
of
its
se
nsiti
vity
, is
cl
earl
y
inap
prop
riat
e fo
r an
y fo
rm
of
intr
usiv
e de
velo
pmen
t of
inap
prop
riat
e sc
ale,
he
ight
an
d m
assi
ng.
In
addi
tion,
th
e W
ind
Ener
gy D
evel
opm
ent
Gui
delin
es f
or t
he C
ount
y (A
pppe
ndix
E o
f
the
CD
P),
does
no
t id
entif
y po
tent
ial
for
win
d en
ergy
infr
astr
uctu
re o
f any
sor
t in
the
Am
enity
Zon
es.
4.6
Ope
n Sp
ace
Zon
esT
here
is
a si
gnifi
cant
qua
ntum
of
land
zon
ed O
bjec
tive
‘F’,
“To
pres
erve
and
prov
ide
for
open
spa
ce w
ith a
ncilla
ry a
ctive
rec
reat
iona
l am
eniti
es"
- c
.130
0ha
or
11%
of
the
Cou
nty
land
mas
s. C
ount
y D
evel
opm
ent
Plan
pol
icie
s th
at g
over
n
deve
lopm
ent
in t
he '
F' z
ones
are
am
ong
the
mos
t re
stri
ctiv
e in
the
Pla
n.
Res
iden
tial
and
mai
nstr
eam
em
ploy
men
t us
es a
re n
ot p
erm
itted
in
'F'
zone
d
land
s -
effe
ctiv
ely
nega
ting
the
poss
ibili
ty o
f tal
ler
build
ings
in t
he la
nds.
4.7
Are
as o
f Con
trol
(C
umul
ativ
e)O
vera
ll, th
e ar
eas
of t
he C
ount
y ei
ther
cov
ered
by
an e
xist
ing
or
fort
hcom
ing
loca
l pl
an,
or
Arc
hite
ctur
al
Con
serv
atio
n A
rea
is
sign
ifica
nt. W
hen
com
bine
d w
ith t
he a
rea
com
pris
ing
the
foot
hills
of t
he D
ublin
Mou
ntai
ns a
nd t
he O
pen
Spac
e Z
ones
, som
e 75
% o
f
the
Cou
nty’s
are
a ca
n be
sai
d to
hav
e an
eith
er e
xplic
it or
impl
icit
build
ing
heig
ht p
olic
y.
26
4.2
Loca
l Are
a P
lan
Bou
ndar
ies
The
var
ious
Loc
al A
rea
Plan
s, Sa
ndyf
ord
UFP
and
Che
rryw
ood
SDZ
bou
ndar
ies
enco
mpa
ss a
sig
nific
ant
area
of
the
Cou
nty.
Dún
Laog
haire
-Rat
hdow
n C
ount
y m
easu
res
c.12
,700
ha in
are
a. T
he L
AP
area
s to
tal c
.2,4
00ha
in e
xten
t, ro
ughl
y 19
% o
f the
tot
al a
rea
of t
he
Cou
nty.
The
bou
ndar
ies
enco
mpa
ss b
oth
adop
ted
and
fort
hcom
ing
Loca
l Are
a Pl
ans
as s
et o
ut in
the
201
0-20
16 C
ount
y D
evel
opm
ent
Plan
. T
he
adop
ted
LAPs
in
corp
orat
e sp
ecifi
c po
licie
s gu
idin
g
deve
lopm
ent
in r
elat
ion
to b
uild
ing
heig
ht. T
he f
orth
com
ing
loca
l
plan
s w
ill li
kew
ise
incl
ude
spec
ific
polic
y on
bui
ldin
g he
ight
. Fro
m a
stra
tegi
c pe
rspe
ctiv
e, t
he o
nly
area
s w
here
any
cog
ent
case
can
be
mad
e fo
r ta
ller
build
ings
in t
he C
ount
y is
with
in t
he b
ound
arie
s of
cert
ain
loca
l pl
an a
reas
and
UC
D. I
t is
con
side
red
that
the
se l
ocal
plan
s ar
e th
e m
ost
appr
opri
ate
vehi
cle
for
prov
idin
g th
e ki
nd o
f
fine-
grai
ned
anal
ysis
whi
ch c
an d
eter
min
e if
talle
r bu
ildin
gs a
re
appr
opri
ate
or n
ot t
o an
y gi
ven
loca
tion.
4.3
Non
Sta
tuto
ry P
lans
The
re a
re t
wo
sign
ifica
nt a
reas
of
the
Cou
nty
cove
red
by n
on-s
tatu
tory
pla
ns
– th
e St
epas
ide
Act
ion
Are
a Pl
an a
rea
and
the
UC
D M
aste
rpla
n ar
ea. T
hese
area
s co
mpr
ise
c.50
0ha,
alm
ost
4% o
f the
ove
rall
area
of t
he C
ount
y. A
s no
ted
prev
ious
ly,
the
polic
y ba
se
outli
ned
in
the
UC
D
Mas
terp
lan
(200
5),
and
refe
renc
ed i
n th
e 20
10-2
016
Cou
nty
Dev
elop
men
t Pl
an,
shou
ld b
e us
ed t
o
guid
e de
velo
pmen
t on
the
cam
pus.
Spec
ific
build
ing
heig
ht r
ange
s ar
e ou
tline
d
in
the
Mas
terp
lan.
T
he
cons
truc
tion
of
hous
ing
and/
or
educ
atio
nal
deve
lopm
ent
to t
he h
eigh
ts r
efer
red
to i
n th
e M
aste
rpla
n w
ill b
e su
bjec
t to
ensu
ring
tha
t th
ey d
o no
t ha
ve a
det
rim
enta
l im
pact
on
resi
dent
ial a
men
ity o
f
loca
tions
si
tuat
ed
outs
ide
UC
D
cam
pus.
The
St
epas
ide
Act
ion
Are
a Pl
an
(200
0),
whi
le
subs
tant
ially
im
plem
ente
d,
still
pr
ovid
es
guid
ance
on
deve
lopm
ent
stan
dard
s an
d he
ight
for
the
area
whi
le t
he n
umbe
r of
ext
ant
but
as y
et u
ndev
elop
ed p
lann
ing
perm
issi
ons
prov
ides
a f
ram
ewor
k fo
r fu
ture
build
ing
heig
ht in
the
are
a.
4.4
Arc
hite
ctur
al C
onse
rvat
ion
Are
asT
here
ar
e 8
Arc
hite
ctur
al
Con
serv
atio
n A
reas
(A
CA
s)
and
27
Can
dida
te A
CA
s. T
hese
com
pris
e ap
prox
imat
ely
c.30
0 he
ctar
es i
n
area
, 2%
of
th
e ar
ea
of
the
Cou
nty.
Polic
y A
R8:
Arc
hite
ctur
al
Con
serv
atio
n A
reas
(A
CA
) st
ates
th
at
it is
C
ounc
il po
licy
to
prot
ect
the
spec
ial
char
acte
r of
pla
ces,
area
s, gr
oups
of
stru
ctur
es
or
tow
nsca
pes,
whi
ch
have
be
en
desi
gnat
ed
as
Arc
hite
ctur
al
Con
serv
atio
n A
reas
. W
hile
th
e pu
rpos
e of
a
desi
gnat
ion
is
to
prot
ect
and
enha
nce
the
spec
ial
char
acte
r of
an
ar
ea,
it is
impo
rtan
t to
str
ess
that
thi
s do
es n
ot p
recl
ude
any
appr
opri
ate
form
s of
new
dev
elop
men
t. It
shou
ld b
e no
ted
that
the
re a
re a
lso
c.20
00
prot
ecte
d st
ruct
ures
in
th
e C
ount
y an
d a
rang
e of
arch
aeol
ogic
al
site
s of
in
tere
st
whi
ch
mus
t al
so
be
cons
ider
ed
whe
n as
sess
ing
deve
lopm
ent
prop
osal
s.
29
4.8.
2D
ownw
ard
Mod
ifier
sD
ownw
ard
Mod
ifier
s m
ay a
pply
whe
re a
pro
pose
d de
velo
pmen
t
wou
ld a
dver
sely
affe
ct:
1.R
esid
entia
l liv
ing
cond
ition
s th
roug
h ov
erlo
okin
g,
over
shad
owin
g or
exc
essi
ve b
ulk
and
scal
e.
2.A
n A
rchi
tect
ural
Con
serv
atio
n A
rea
(or
cand
idat
e A
CA
)
or t
he s
ettin
g of
a p
rote
cted
str
uctu
re.
It is
C
ounc
il po
licy
to
prot
ect
its
outs
tand
ing
arch
itect
ural
he
rita
ge
thro
ugh
Arc
hite
ctur
al
Con
serv
atio
n A
reas
. Key
obj
ectiv
es a
re t
o en
hanc
e an
d
prot
ect
arch
itect
ural
con
serv
atio
n ar
eas,
heri
tage
site
s,
Prot
ecte
d St
ruct
ures
an
d th
eir
sett
ings
. N
ew
deve
lopm
ents
sh
ould
re
spon
d to
lo
cal
char
acte
r an
d
prot
ect
and
enha
nce
the
built
he
rita
ge,
and
new
build
ings
sho
uld
not
have
an
adve
rse
effe
ct i
n te
rms
of
scal
e,
heig
ht,
mas
sing
, al
ignm
ent
and
mat
eria
ls.
New
build
ings
in
an A
rchi
tect
ural
Con
serv
atio
n A
rea
shou
ld
pres
erve
and
enh
ance
the
cha
ract
er a
nd a
ppea
ranc
e of
the
area
. In
man
y ca
ses
this
may
mea
n th
at b
uild
ing
heig
hts
shou
ld
refle
ct
the
prev
ailin
g he
ight
of
th
e
surr
ound
ing
area
, ho
wev
er,
this
do
es
not
impl
y th
at
incr
ease
d he
ight
will
not
be
cons
ider
ed. L
andm
arks
may
som
etim
es
add
to
the
char
acte
r of
an
Arc
hite
ctur
al
Con
serv
atio
n A
rea,
but
land
mar
ks
of
sign
ifica
nt
addi
tiona
l hei
ght
will
not
nor
mal
ly b
e ap
prop
riat
e.
3.St
rate
gic
prot
ecte
d vi
ews
and
pros
pect
s.
A k
ey o
bjec
tive
is t
o pr
otec
t im
port
ant
view
s id
entif
ied
in t
he D
evel
opm
ent
Plan
and
to
prev
ent
inap
prop
riat
e
deve
lopm
ent
from
har
min
g th
eir
char
acte
r. In
add
ition
ther
e ar
e m
any
loca
l vie
ws
and
pros
pect
s -
from
the
sea
fron
t, fr
om t
he h
ighe
r la
nds,
alon
g st
reet
s, w
hich
are
loca
lly i
mpo
rtan
t an
d sh
ould
not
be
adve
rsel
y af
fect
ed
by d
evel
opm
ent.
New
de
velo
pmen
t sh
ould
no
t ad
vers
ely
affe
ct
the
skyl
ine,
or
detr
act
from
key
ele
men
ts w
ithin
the
vie
w w
heth
er i
n
fore
grou
nd,
mid
dle
grou
nd
or
back
grou
nd.
Wel
l-des
igne
d an
d
loca
ted
build
ings
can
som
etim
es e
nhan
ce v
iew
s.
4.A
pla
nnin
g or
soc
ial o
bjec
tive,
suc
h as
the
nee
d to
pro
vide
par
ticul
ar
type
s of
hou
sing
, em
ploy
men
t or
soc
ial f
acili
ty in
an
area
.
5.A
n ar
ea o
f par
ticul
ar c
hara
cter
. The
se in
clud
e:
(i)C
oast
al F
ring
e
Mos
t of
the
Cou
nty’s
out
stan
ding
arc
hite
ctur
al h
erita
ge i
s lo
cate
d
alon
g th
e co
ast.
In
part
icul
ar,
the
high
qu
ality
bu
ildin
g st
ock
in
Boot
erst
own,
Bl
ackr
ock,
Mon
ksto
wn,
D
ún
Laog
haire
, D
alke
y an
d
Kill
iney
has
cre
ated
a u
niqu
e w
ater
fron
t of
hig
h ar
chite
ctur
al a
nd
hist
oric
al v
alue
. Vie
ws
from
the
Iri
sh S
ea a
nd E
ast
Pier
cap
ture
the
rem
arka
ble
coas
tline
with
its
hist
oric
sea
fron
t de
velo
pmen
ts.
In o
rder
to
reta
in a
nd p
rote
ct t
his
outs
tand
ing
coas
tline
and
its
dist
inct
sky
line,
thi
s Bu
ildin
g H
eigh
t St
rate
gy s
ets
a 50
0m ‘
Coa
stal
Frin
ge
Zon
e’
follo
win
g th
e co
astli
ne.
Whe
re
deve
lopm
ent
is
prop
osed
with
in t
his
zone
whi
ch w
ould
exc
eed
the
heig
ht o
f its
imm
edia
te
surr
ound
ings
, an
ur
ban
desi
gn
stud
y an
d im
pact
asse
ssm
ent
stud
y m
ay b
e re
quire
d to
dem
onst
rate
tha
t th
e sc
hem
e
will
no
t ha
rm
and
will
pr
otec
t th
e pa
rtic
ular
ch
arac
ter
of
the
coas
tline
incl
udin
g, w
here
app
ropr
iate
, vie
ws
from
the
sea
/pie
r.
(ii)
Mou
ntai
n Fo
othi
lls
The
Cou
nty
com
pris
es a
reas
of
exce
ptio
nal n
atur
al b
eaut
y, in
clud
ing
outs
tand
ing
upla
nd ‘h
igh
amen
ity’ a
reas
sou
th a
nd w
est
of t
he M
50. I
t
is
Cou
ncil
polic
y to
m
inim
ise
the
cons
umpt
ion
of
natu
ral
non-
rene
wab
le r
esou
rces
, inc
ludi
ng la
nd, a
nd t
o pr
otec
t th
e qu
ality
of t
he
land
scap
e an
d op
en
spac
e.
The
refo
re,
the
Cou
ncil
will
st
rict
ly
cont
rol
the
furt
her
expa
nsio
n of
the
sub
urbs
int
o ru
ral
and
high
amen
ity a
reas
. C
are
shou
ld b
e ta
ken
to p
rote
ct t
he i
mag
e of
the
Dub
lin
Mou
ntai
ns
part
icul
arly
fr
om
bein
g sp
oile
d by
in
trus
ive
deve
lopm
ent
of in
appr
opri
ate
scal
e, h
eigh
t an
d m
assi
ng.
As
a ge
nera
l ru
le, a
s to
pogr
aphy
ris
es t
he s
cale
, hei
ght
and
mas
sing
of
deve
lopm
ent
shou
ld
be
redu
ced,
de
velo
pmen
t sh
ould
be
freq
uent
ly s
ubdi
vide
d an
d re
late
to
topo
grap
hy. W
here
dev
elop
men
t
is p
ropo
sed
whi
ch w
ould
exc
eed
the
heig
ht o
f its
sur
roun
ding
s, an
urba
n de
sign
stu
dy a
nd im
pact
ass
essm
ent
stud
y m
ay b
e
requ
ired
to d
emon
stra
te t
hat
the
sche
me
will
not
har
m
the
sett
ing
of t
he m
ount
ain
foot
hills
and
the
im
age
of
Dub
lin M
ount
ains
.
Coa
stal
Fri
nge
Zon
e - 5
00 m
etre
Buf
fer
28
4.8
Polic
y fo
r R
esid
ual
Subu
rban
Are
as n
ot
incl
uded
w
ithi
n C
umul
ativ
e A
reas
of
C
ontr
ol
As
dem
onst
rate
d in
the
pre
viou
s se
ctio
ns,
the
maj
ority
of
the
Cou
nty’s
lan
dmas
s (c
.75%
) is
sub
ject
to
som
e fo
rm o
f bu
ildin
g
heig
ht p
olic
y an
d co
ntro
l -
eith
er i
mpl
icit
or e
xplic
it. T
his
sect
ion
spec
ifica
lly f
ocus
es o
n al
l of
tho
se r
esid
ual
subu
rban
are
as n
ot
alre
ady
incl
uded
with
in t
he b
ound
arie
s th
e cu
mul
ativ
e co
ntro
l are
a
iden
tifie
d in
Sec
tion
4.7.
Are
as c
over
ed b
y th
is p
olic
y w
ill i
nclu
de, f
or e
xam
ple,
the
ove
rtly
subu
rban
ar
eas
of
Kilm
acud
, M
ount
M
erri
on,
Boot
erst
own,
Balli
ntee
r, Fo
xroc
k an
d so
on.
A g
ener
al r
ecom
men
ded
heig
ht
of
two
stor
eys
will
ap
ply.
An
addi
tiona
l flo
or
of
occu
pied
roof
spac
e ab
ove
this
hei
ght
may
als
o be
acc
epta
ble
but
only
with
in
the
term
s la
id o
ut in
thi
s do
cum
ent.
Apa
rtm
ent
or
tow
n-ho
use
type
de
velo
pmen
ts
or
com
mer
cial
deve
lopm
ents
in t
he e
stab
lishe
d co
mm
erci
al c
ore
of t
hese
are
as t
o
a m
axim
um
of
3-4
stor
eys
may
be
pe
rmitt
ed
in
appr
opri
ate
loca
tions
-
fo
r ex
ampl
e on
pr
omin
ent
corn
er
site
s, on
la
rge
rede
velo
pmen
t si
tes
or a
djac
ent
to k
ey p
ublic
tra
nspo
rt n
odes
-
prov
idin
g th
ey h
ave
no d
etri
men
tal e
ffect
on
exis
ting
char
acte
r an
d
resi
dent
ial a
men
ity.
Thi
s m
axim
um
heig
ht
(3-4
st
orey
s)
for
cert
ain
deve
lopm
ents
clea
rly
cann
ot a
pply
in e
very
circ
umst
ance
. The
re w
ill b
e si
tuat
ions
whe
re
a m
inor
m
odifi
catio
n up
or
do
wn
in
heig
ht
coul
d be
cons
ider
ed.
The
fa
ctor
s th
at
may
al
low
fo
r th
is
are
know
n as
'Upw
ard
or D
ownw
ard
Mod
ifier
s'. T
here
will
be
occa
sion
s w
here
the
crite
ria
for
Upw
ard
and
Dow
nwar
d M
odifi
ers
over
lap
and
coul
d be
con
trad
icto
ry,
for
inst
ance
: w
hen
in c
lose
pro
xim
ity t
o
both
a D
ART
sta
tion
yet
with
in t
he C
oast
al F
ring
e. I
n th
is k
ind
of
even
tual
ity a
dev
elop
men
t's h
eigh
t re
quire
s to
be
cons
ider
ed o
n its
own
mer
its o
n a
case
-by-
case
bas
is. T
he p
resu
mpt
ion
is t
hat
any
4.8.
1U
pwar
d M
odifi
ers
Upw
ard
Mod
ifier
s w
here
Upw
ard
Mod
ifier
s m
ay a
pply
whe
re:
a.T
he d
evel
opm
ent
wou
ld c
reat
e ur
ban
desi
gn b
enef
its, f
or e
xam
ple:
•It
wou
ld e
nclo
se m
ain
publ
ic o
r gr
een
spac
es t
o th
eir
bene
fit,
•It
wou
ld e
nclo
se a
mai
n st
reet
or
mar
k a
maj
or c
ross
-roa
ds a
nd/o
r
tran
spor
t in
terc
hang
e to
the
ben
efit
of t
he l
egib
ility
, app
eara
nce
or
char
acte
r of
the
are
a,
•It
wou
ld b
enef
icia
lly fr
ame
an im
port
ant
view
.
b.T
he d
evel
opm
ent
wou
ld p
rovi
de m
ajor
pla
nnin
g ga
in, s
uch
as:
•Si
gnifi
cant
impr
ovem
ents
to
the
publ
ic r
ealm
,
•T
he
prov
isio
n or
si
gnifi
cant
en
hanc
emen
t of
a
publ
ic
tran
spor
t
inte
rcha
nge,
•T
he p
rovi
sion
of n
ew o
r im
prov
ed t
rans
port
infr
astr
uctu
re.
c.T
he d
evel
opm
ent
wou
ld h
ave
civi
c, so
cial
or
cultu
ral i
mpo
rtan
ce, f
or
exam
ple:
•It
wou
ld p
rovi
de n
ew f
acili
ties
or e
nhan
ce e
xist
ing
faci
litie
s in
suc
h
field
s as
cul
ture
, edu
catio
n, le
isur
e or
hea
lth,
•It
wou
ld
prov
ide
or
enha
nce
publ
ic
spac
e or
so
cial
fa
cilit
ies
espe
cial
ly in
are
as w
here
suc
h fa
cilit
ies
are
defic
ient
,
•It
wou
ld e
nabl
e im
port
ant
cultu
ral,
hist
oric
or
arch
aeol
ogic
al s
ites,
land
scap
e an
d na
tura
l fea
ture
s or
tre
es t
o be
ret
aine
d an
d en
hanc
ed.
d.T
he
built
en
viro
nmen
t or
to
pogr
aphy
w
ould
pe
rmit
high
er
deve
lopm
ent
with
out
dam
agin
g th
e ap
pear
ance
or
char
acte
r of
the
area
, for
exa
mpl
e:
•In
an
area
whe
re t
he l
ocat
ion
or s
cale
of
exis
ting
build
ings
wou
ld
allo
w t
he r
ecom
men
ded
heig
ht t
o be
exc
eede
d w
ith l
ittle
or
no
dem
onst
rabl
e im
pact
on
its s
urro
undi
ngs,
•In
a d
ip o
r ho
llow
, beh
ind
a ri
se, o
r ne
ar a
lar
ge t
ree
scre
en,
whe
re t
he i
mpa
ct o
f a
high
er b
uild
ing
wou
ld
have
litt
le o
r no
add
ition
al im
pact
on
its s
urro
undi
ngs.
e.A
dev
elop
men
t w
ould
con
trib
ute
to t
he p
rom
otio
n of
high
er
dens
ities
in
ar
eas
with
ex
cept
iona
l pu
blic
tran
spor
t ac
cess
ibili
ty,
whi
lst
reta
inin
g an
d en
hanc
ing
high
qu
ality
re
side
ntia
l en
viro
nmen
ts.
(Are
as
with
exce
ptio
nal
publ
ic t
rans
port
acc
essi
bilit
y ar
e de
fined
as
area
s w
ithin
a 5
00m
wal
kban
d on
eith
er s
ide
of t
he L
uas
corr
idor
, a 5
00m
wal
kban
d ar
ound
the
DA
RT s
tatio
ns, a
500m
wal
kban
d on
eith
er s
ide
of t
he N
11 a
nd 1
00m
wal
kban
d on
eith
er s
ide
of a
QBC
). D
ensi
ties
shou
ld b
e
high
er a
djac
ent
to t
hese
cor
rido
rs a
nd n
odes
and
gra
de
dow
n to
war
ds
neig
hbou
ring
ar
eas
so
that
th
ey
are
low
er in
clo
se p
roxi
mity
to
resi
dent
ial a
reas
.
f.T
he s
ize
of a
site
, e.g
. 0.5
ha o
r m
ore,
cou
ld s
et i
ts o
wn
cont
ext
for
deve
lopm
ent
and
may
hav
e po
tent
ial
for
grea
ter
build
ing
heig
ht
away
fr
om
boun
dari
es
with
exis
ting
resi
dent
ial d
evel
opm
ent.
The
ove
rall
posi
tive
bene
fits
of a
dev
elop
men
t pr
opos
al w
ould
need
to
be o
f su
ch a
sig
nific
ance
as
to c
lear
ly d
emon
stra
te t
o th
e
satis
fact
on
of
the
Plan
ning
A
utho
rity
th
at
addi
tiona
l he
ight
is
just
ified
. It
will
be
nece
ssar
y, th
eref
ore,
for
a d
evel
opm
ent
prop
osal
to m
eet
mor
e th
an o
ne 'U
pwar
d M
odifi
er' c
rite
ria
incr
ease
or
decr
ease
in
heig
ht w
here
'Upw
ard
or D
ownw
ard
Mod
ifier
s' ap
ply
will
nor
mal
ly b
e on
e flo
or o
r po
ssib
ly t
wo.
In c
erta
in e
xcep
tiona
l circ
umst
ance
s, a
case
may
be
mad
e fo
r ad
ditio
nal h
eigh
t,
for
exam
ple
in s
igni
fican
t co
mm
erci
al o
r em
ploy
men
t zo
nes
such
as
Nut
grov
e
or C
arri
ckm
ines
, whi
ch a
re n
ot a
reas
cov
ered
by
a Lo
cal A
rea
Plan
but
whi
ch
may
be
subj
ect
to d
evel
opm
ent
prop
osal
s. Pa
rtic
ular
impo
rtan
ce w
ill b
e pl
aced
on It
em 1
(op
posi
te)
on t
he li
st o
f dow
nwar
d m
odifi
ers,
whe
re it
app
lies.
29
4.8.
2D
ownw
ard
Mod
ifier
sD
ownw
ard
Mod
ifier
s m
ay a
pply
whe
re a
pro
pose
d de
velo
pmen
t
wou
ld a
dver
sely
affe
ct:
1.R
esid
entia
l liv
ing
cond
ition
s th
roug
h ov
erlo
okin
g,
over
shad
owin
g or
exc
essi
ve b
ulk
and
scal
e.
2.A
n A
rchi
tect
ural
Con
serv
atio
n A
rea
(or
cand
idat
e A
CA
)
or t
he s
ettin
g of
a p
rote
cted
str
uctu
re.
It is
C
ounc
il po
licy
to
prot
ect
its
outs
tand
ing
arch
itect
ural
he
rita
ge
thro
ugh
Arc
hite
ctur
al
Con
serv
atio
n A
reas
. Key
obj
ectiv
es a
re t
o en
hanc
e an
d
prot
ect
arch
itect
ural
con
serv
atio
n ar
eas,
heri
tage
site
s,
Prot
ecte
d St
ruct
ures
an
d th
eir
sett
ings
. N
ew
deve
lopm
ents
sh
ould
re
spon
d to
lo
cal
char
acte
r an
d
prot
ect
and
enha
nce
the
built
he
rita
ge,
and
new
build
ings
sho
uld
not
have
an
adve
rse
effe
ct i
n te
rms
of
scal
e,
heig
ht,
mas
sing
, al
ignm
ent
and
mat
eria
ls.
New
build
ings
in
an A
rchi
tect
ural
Con
serv
atio
n A
rea
shou
ld
pres
erve
and
enh
ance
the
cha
ract
er a
nd a
ppea
ranc
e of
the
area
. In
man
y ca
ses
this
may
mea
n th
at b
uild
ing
heig
hts
shou
ld
refle
ct
the
prev
ailin
g he
ight
of
th
e
surr
ound
ing
area
, ho
wev
er,
this
do
es
not
impl
y th
at
incr
ease
d he
ight
will
not
be
cons
ider
ed. L
andm
arks
may
som
etim
es
add
to
the
char
acte
r of
an
Arc
hite
ctur
al
Con
serv
atio
n A
rea,
but
land
mar
ks
of
sign
ifica
nt
addi
tiona
l hei
ght
will
not
nor
mal
ly b
e ap
prop
riat
e.
3.St
rate
gic
prot
ecte
d vi
ews
and
pros
pect
s.
A k
ey o
bjec
tive
is t
o pr
otec
t im
port
ant
view
s id
entif
ied
in t
he D
evel
opm
ent
Plan
and
to
prev
ent
inap
prop
riat
e
deve
lopm
ent
from
har
min
g th
eir
char
acte
r. In
add
ition
ther
e ar
e m
any
loca
l vie
ws
and
pros
pect
s -
from
the
sea
fron
t, fr
om t
he h
ighe
r la
nds,
alon
g st
reet
s, w
hich
are
loca
lly i
mpo
rtan
t an
d sh
ould
not
be
adve
rsel
y af
fect
ed
by d
evel
opm
ent.
New
de
velo
pmen
t sh
ould
no
t ad
vers
ely
affe
ct
the
skyl
ine,
or
detr
act
from
key
ele
men
ts w
ithin
the
vie
w w
heth
er i
n
fore
grou
nd,
mid
dle
grou
nd
or
back
grou
nd.
Wel
l-des
igne
d an
d
loca
ted
build
ings
can
som
etim
es e
nhan
ce v
iew
s.
4.A
pla
nnin
g or
soc
ial o
bjec
tive,
suc
h as
the
nee
d to
pro
vide
par
ticul
ar
type
s of
hou
sing
, em
ploy
men
t or
soc
ial f
acili
ty in
an
area
.
5.A
n ar
ea o
f par
ticul
ar c
hara
cter
. The
se in
clud
e:
(i)C
oast
al F
ring
e
Mos
t of
the
Cou
nty’s
out
stan
ding
arc
hite
ctur
al h
erita
ge i
s lo
cate
d
alon
g th
e co
ast.
In
part
icul
ar,
the
high
qu
ality
bu
ildin
g st
ock
in
Boot
erst
own,
Bl
ackr
ock,
Mon
ksto
wn,
D
ún
Laog
haire
, D
alke
y an
d
Kill
iney
has
cre
ated
a u
niqu
e w
ater
fron
t of
hig
h ar
chite
ctur
al a
nd
hist
oric
al v
alue
. Vie
ws
from
the
Iri
sh S
ea a
nd E
ast
Pier
cap
ture
the
rem
arka
ble
coas
tline
with
its
hist
oric
sea
fron
t de
velo
pmen
ts.
In o
rder
to
reta
in a
nd p
rote
ct t
his
outs
tand
ing
coas
tline
and
its
dist
inct
sky
line,
thi
s Bu
ildin
g H
eigh
t St
rate
gy s
ets
a 50
0m ‘
Coa
stal
Frin
ge
Zon
e’
follo
win
g th
e co
astli
ne.
Whe
re
deve
lopm
ent
is
prop
osed
with
in t
his
zone
whi
ch w
ould
exc
eed
the
heig
ht o
f its
imm
edia
te
surr
ound
ings
, an
ur
ban
desi
gn
stud
y an
d im
pact
asse
ssm
ent
stud
y m
ay b
e re
quire
d to
dem
onst
rate
tha
t th
e sc
hem
e
will
no
t ha
rm
and
will
pr
otec
t th
e pa
rtic
ular
ch
arac
ter
of
the
coas
tline
incl
udin
g, w
here
app
ropr
iate
, vie
ws
from
the
sea
/pie
r.
(ii)
Mou
ntai
n Fo
othi
lls
The
Cou
nty
com
pris
es a
reas
of
exce
ptio
nal n
atur
al b
eaut
y, in
clud
ing
outs
tand
ing
upla
nd ‘h
igh
amen
ity’ a
reas
sou
th a
nd w
est
of t
he M
50. I
t
is
Cou
ncil
polic
y to
m
inim
ise
the
cons
umpt
ion
of
natu
ral
non-
rene
wab
le r
esou
rces
, inc
ludi
ng la
nd, a
nd t
o pr
otec
t th
e qu
ality
of t
he
land
scap
e an
d op
en
spac
e.
The
refo
re,
the
Cou
ncil
will
st
rict
ly
cont
rol
the
furt
her
expa
nsio
n of
the
sub
urbs
int
o ru
ral
and
high
amen
ity a
reas
. C
are
shou
ld b
e ta
ken
to p
rote
ct t
he i
mag
e of
the
Dub
lin
Mou
ntai
ns
part
icul
arly
fr
om
bein
g sp
oile
d by
in
trus
ive
deve
lopm
ent
of in
appr
opri
ate
scal
e, h
eigh
t an
d m
assi
ng.
As
a ge
nera
l ru
le, a
s to
pogr
aphy
ris
es t
he s
cale
, hei
ght
and
mas
sing
of
deve
lopm
ent
shou
ld
be
redu
ced,
de
velo
pmen
t sh
ould
be
freq
uent
ly s
ubdi
vide
d an
d re
late
to
topo
grap
hy. W
here
dev
elop
men
t
is p
ropo
sed
whi
ch w
ould
exc
eed
the
heig
ht o
f its
sur
roun
ding
s, an
urba
n de
sign
stu
dy a
nd im
pact
ass
essm
ent
stud
y m
ay b
e
requ
ired
to d
emon
stra
te t
hat
the
sche
me
will
not
har
m
the
sett
ing
of t
he m
ount
ain
foot
hills
and
the
im
age
of
Dub
lin M
ount
ains
.
Coa
stal
Fri
nge
Zon
e - 5
00 m
etre
Buf
fer
28
4.8
Polic
y fo
r R
esid
ual
Subu
rban
Are
as n
ot
incl
uded
w
ithi
n C
umul
ativ
e A
reas
of
C
ontr
ol
As
dem
onst
rate
d in
the
pre
viou
s se
ctio
ns,
the
maj
ority
of
the
Cou
nty’s
lan
dmas
s (c
.75%
) is
sub
ject
to
som
e fo
rm o
f bu
ildin
g
heig
ht p
olic
y an
d co
ntro
l -
eith
er i
mpl
icit
or e
xplic
it. T
his
sect
ion
spec
ifica
lly f
ocus
es o
n al
l of
tho
se r
esid
ual
subu
rban
are
as n
ot
alre
ady
incl
uded
with
in t
he b
ound
arie
s th
e cu
mul
ativ
e co
ntro
l are
a
iden
tifie
d in
Sec
tion
4.7.
Are
as c
over
ed b
y th
is p
olic
y w
ill i
nclu
de, f
or e
xam
ple,
the
ove
rtly
subu
rban
ar
eas
of
Kilm
acud
, M
ount
M
erri
on,
Boot
erst
own,
Balli
ntee
r, Fo
xroc
k an
d so
on.
A g
ener
al r
ecom
men
ded
heig
ht
of
two
stor
eys
will
ap
ply.
An
addi
tiona
l flo
or
of
occu
pied
roof
spac
e ab
ove
this
hei
ght
may
als
o be
acc
epta
ble
but
only
with
in
the
term
s la
id o
ut in
thi
s do
cum
ent.
Apa
rtm
ent
or
tow
n-ho
use
type
de
velo
pmen
ts
or
com
mer
cial
deve
lopm
ents
in t
he e
stab
lishe
d co
mm
erci
al c
ore
of t
hese
are
as t
o
a m
axim
um
of
3-4
stor
eys
may
be
pe
rmitt
ed
in
appr
opri
ate
loca
tions
-
fo
r ex
ampl
e on
pr
omin
ent
corn
er
site
s, on
la
rge
rede
velo
pmen
t si
tes
or a
djac
ent
to k
ey p
ublic
tra
nspo
rt n
odes
-
prov
idin
g th
ey h
ave
no d
etri
men
tal e
ffect
on
exis
ting
char
acte
r an
d
resi
dent
ial a
men
ity.
Thi
s m
axim
um
heig
ht
(3-4
st
orey
s)
for
cert
ain
deve
lopm
ents
clea
rly
cann
ot a
pply
in e
very
circ
umst
ance
. The
re w
ill b
e si
tuat
ions
whe
re
a m
inor
m
odifi
catio
n up
or
do
wn
in
heig
ht
coul
d be
cons
ider
ed.
The
fa
ctor
s th
at
may
al
low
fo
r th
is
are
know
n as
'Upw
ard
or D
ownw
ard
Mod
ifier
s'. T
here
will
be
occa
sion
s w
here
the
crite
ria
for
Upw
ard
and
Dow
nwar
d M
odifi
ers
over
lap
and
coul
d be
con
trad
icto
ry,
for
inst
ance
: w
hen
in c
lose
pro
xim
ity t
o
both
a D
ART
sta
tion
yet
with
in t
he C
oast
al F
ring
e. I
n th
is k
ind
of
even
tual
ity a
dev
elop
men
t's h
eigh
t re
quire
s to
be
cons
ider
ed o
n its
own
mer
its o
n a
case
-by-
case
bas
is. T
he p
resu
mpt
ion
is t
hat
any
4.8.
1U
pwar
d M
odifi
ers
Upw
ard
Mod
ifier
s w
here
Upw
ard
Mod
ifier
s m
ay a
pply
whe
re:
a.T
he d
evel
opm
ent
wou
ld c
reat
e ur
ban
desi
gn b
enef
its, f
or e
xam
ple:
•It
wou
ld e
nclo
se m
ain
publ
ic o
r gr
een
spac
es t
o th
eir
bene
fit,
•It
wou
ld e
nclo
se a
mai
n st
reet
or
mar
k a
maj
or c
ross
-roa
ds a
nd/o
r
tran
spor
t in
terc
hang
e to
the
ben
efit
of t
he l
egib
ility
, app
eara
nce
or
char
acte
r of
the
are
a,
•It
wou
ld b
enef
icia
lly fr
ame
an im
port
ant
view
.
b.T
he d
evel
opm
ent
wou
ld p
rovi
de m
ajor
pla
nnin
g ga
in, s
uch
as:
•Si
gnifi
cant
impr
ovem
ents
to
the
publ
ic r
ealm
,
•T
he
prov
isio
n or
si
gnifi
cant
en
hanc
emen
t of
a
publ
ic
tran
spor
t
inte
rcha
nge,
•T
he p
rovi
sion
of n
ew o
r im
prov
ed t
rans
port
infr
astr
uctu
re.
c.T
he d
evel
opm
ent
wou
ld h
ave
civi
c, so
cial
or
cultu
ral i
mpo
rtan
ce, f
or
exam
ple:
•It
wou
ld p
rovi
de n
ew f
acili
ties
or e
nhan
ce e
xist
ing
faci
litie
s in
suc
h
field
s as
cul
ture
, edu
catio
n, le
isur
e or
hea
lth,
•It
wou
ld
prov
ide
or
enha
nce
publ
ic
spac
e or
so
cial
fa
cilit
ies
espe
cial
ly in
are
as w
here
suc
h fa
cilit
ies
are
defic
ient
,
•It
wou
ld e
nabl
e im
port
ant
cultu
ral,
hist
oric
or
arch
aeol
ogic
al s
ites,
land
scap
e an
d na
tura
l fea
ture
s or
tre
es t
o be
ret
aine
d an
d en
hanc
ed.
d.T
he
built
en
viro
nmen
t or
to
pogr
aphy
w
ould
pe
rmit
high
er
deve
lopm
ent
with
out
dam
agin
g th
e ap
pear
ance
or
char
acte
r of
the
area
, for
exa
mpl
e:
•In
an
area
whe
re t
he l
ocat
ion
or s
cale
of
exis
ting
build
ings
wou
ld
allo
w t
he r
ecom
men
ded
heig
ht t
o be
exc
eede
d w
ith l
ittle
or
no
dem
onst
rabl
e im
pact
on
its s
urro
undi
ngs,
•In
a d
ip o
r ho
llow
, beh
ind
a ri
se, o
r ne
ar a
lar
ge t
ree
scre
en,
whe
re t
he i
mpa
ct o
f a
high
er b
uild
ing
wou
ld
have
litt
le o
r no
add
ition
al im
pact
on
its s
urro
undi
ngs.
e.A
dev
elop
men
t w
ould
con
trib
ute
to t
he p
rom
otio
n of
high
er
dens
ities
in
ar
eas
with
ex
cept
iona
l pu
blic
tran
spor
t ac
cess
ibili
ty,
whi
lst
reta
inin
g an
d en
hanc
ing
high
qu
ality
re
side
ntia
l en
viro
nmen
ts.
(Are
as
with
exce
ptio
nal
publ
ic t
rans
port
acc
essi
bilit
y ar
e de
fined
as
area
s w
ithin
a 5
00m
wal
kban
d on
eith
er s
ide
of t
he L
uas
corr
idor
, a 5
00m
wal
kban
d ar
ound
the
DA
RT s
tatio
ns, a
500m
wal
kban
d on
eith
er s
ide
of t
he N
11 a
nd 1
00m
wal
kban
d on
eith
er s
ide
of a
QBC
). D
ensi
ties
shou
ld b
e
high
er a
djac
ent
to t
hese
cor
rido
rs a
nd n
odes
and
gra
de
dow
n to
war
ds
neig
hbou
ring
ar
eas
so
that
th
ey
are
low
er in
clo
se p
roxi
mity
to
resi
dent
ial a
reas
.
f.T
he s
ize
of a
site
, e.g
. 0.5
ha o
r m
ore,
cou
ld s
et i
ts o
wn
cont
ext
for
deve
lopm
ent
and
may
hav
e po
tent
ial
for
grea
ter
build
ing
heig
ht
away
fr
om
boun
dari
es
with
exis
ting
resi
dent
ial d
evel
opm
ent.
The
ove
rall
posi
tive
bene
fits
of a
dev
elop
men
t pr
opos
al w
ould
need
to
be o
f su
ch a
sig
nific
ance
as
to c
lear
ly d
emon
stra
te t
o th
e
satis
fact
on
of
the
Plan
ning
A
utho
rity
th
at
addi
tiona
l he
ight
is
just
ified
. It
will
be
nece
ssar
y, th
eref
ore,
for
a d
evel
opm
ent
prop
osal
to m
eet
mor
e th
an o
ne 'U
pwar
d M
odifi
er' c
rite
ria
incr
ease
or
decr
ease
in
heig
ht w
here
'Upw
ard
or D
ownw
ard
Mod
ifier
s' ap
ply
will
nor
mal
ly b
e on
e flo
or o
r po
ssib
ly t
wo.
In c
erta
in e
xcep
tiona
l circ
umst
ance
s, a
case
may
be
mad
e fo
r ad
ditio
nal h
eigh
t,
for
exam
ple
in s
igni
fican
t co
mm
erci
al o
r em
ploy
men
t zo
nes
such
as
Nut
grov
e
or C
arri
ckm
ines
, whi
ch a
re n
ot a
reas
cov
ered
by
a Lo
cal A
rea
Plan
but
whi
ch
may
be
subj
ect
to d
evel
opm
ent
prop
osal
s. Pa
rtic
ular
impo
rtan
ce w
ill b
e pl
aced
on It
em 1
(op
posi
te)
on t
he li
st o
f dow
nwar
d m
odifi
ers,
whe
re it
app
lies.
31
To
prot
ect
the
resi
dent
ial
amen
itie
s of
th
e C
ount
yM
uch
of
the
Cou
nty
cons
ists
of
fa
irly
lo
w
dens
ity,
low
-ris
e
subu
rban
res
iden
tial
area
s. In
crea
sed
dens
ities
and
hei
ghts
sho
uld
not
detr
act
from
re
side
nts’
liv
ing
cond
ition
s, sh
ould
av
oid
sign
ifica
nt l
oss
of p
riva
cy a
nd l
ight
, and
the
sca
le a
nd b
ulk
of n
ew
deve
lopm
ent
shou
ld h
ave
rega
rd t
o its
set
ting.
The
cha
lleng
e fo
r
this
str
ateg
y is
to
achi
eve
sust
aina
ble
dens
ities
with
out
adve
rse
impa
cts
on
resi
dent
ial
amen
ities
(c
ause
d by
ex
cess
ive
build
ing
heig
ht).
5.G
ener
al P
rinc
iple
sT
his
sect
ion
sets
out
the
pri
ncip
les,
whi
ch t
he P
lann
ing
Aut
hori
ty w
ill
use
in a
sses
sing
app
ropr
iate
bui
ldin
g he
ight
s th
roug
hout
the
cou
nty.
To
prot
ect
the
Cou
nty’
s bu
ilt
heri
tage
an
d na
tura
l ar
eas
of e
xcep
tion
al b
eaut
yD
ún
Laog
haire
-Rat
hdow
n co
mpr
ises
na
tura
l ar
eas
of
exce
ptio
nal
beau
ty,
incl
udin
g 17
km o
f co
astli
ne a
s w
ell
as o
utst
andi
ng u
plan
d ar
eas.
The
Cou
nty
also
has
an
exce
ptio
nal
built
her
itage
, bo
th a
rcha
eolo
gica
l an
d ar
chite
ctur
al,
with
the
hig
hest
con
cent
ratio
n of
Pro
tect
ed S
truc
ture
s ou
tsid
e of
the
Dub
lin
City
Are
a. In
ord
er t
o pr
otec
t th
e C
ount
y’s b
uilt
and
natu
ral h
erita
ge, b
uild
ing
heig
hts
shou
ld
have
re
gard
to
th
e qu
aliti
es
of
build
ings
an
d ar
eas
of
arch
itect
ural
and
his
tori
c in
tere
st a
nd im
port
ant
view
s an
d pr
ospe
cts.
To
prom
ote
high
er
dens
itie
s an
d al
low
fo
r in
crea
sed
build
ing
heig
hts
arou
nd
publ
ic
tran
spor
t no
des
and
cent
res
of a
ctiv
ity
With
the
nee
d fo
r su
stai
nabl
e gr
owth
, hi
gh d
ensi
ty,
mix
ed-u
se
deve
lopm
ent
shou
ld
be
prom
oted
in
ce
ntre
s of
ac
tivity
an
d
arou
nd t
rans
port
nod
es. T
his
may
mea
n in
crea
sed
build
ing
heig
hts
in
appr
opri
ate
loca
tions
, al
thou
gh
high
de
nsity
do
es
not
nece
ssar
ily r
equi
re t
he p
rovi
sion
of
tall
build
ings
. H
igh-
dens
ity
deve
lopm
ent
can
also
be
achi
eved
thr
ough
low
to
med
ium
-ris
e
com
pact
dev
elop
men
t fo
rms
such
as
terr
aces
, urb
an b
lock
s an
d
apar
tmen
ts b
uilt
arou
nd g
arde
n sq
uare
s. T
here
is
a ca
se o
ften
mad
e, i
n ur
ban
desi
gn t
erm
s, th
at a
s re
side
ntia
l bu
ildin
gs r
ise
high
er t
han
c.5
stor
eys,
the
loss
of c
onta
ct b
etw
een
resi
dent
s an
d
the
publ
ic
real
m
belo
w
prev
ents
m
eani
ngfu
l su
perv
isio
n an
d
inte
ract
ion.
Cai
rnsf
ort,
Step
asid
e
30
5GEN
ERA
LPR
INC
IPLE
S
31
To
prot
ect
the
resi
dent
ial
amen
itie
s of
th
e C
ount
yM
uch
of
the
Cou
nty
cons
ists
of
fa
irly
lo
w
dens
ity,
low
-ris
e
subu
rban
res
iden
tial
area
s. In
crea
sed
dens
ities
and
hei
ghts
sho
uld
not
detr
act
from
re
side
nts’
liv
ing
cond
ition
s, sh
ould
av
oid
sign
ifica
nt l
oss
of p
riva
cy a
nd l
ight
, and
the
sca
le a
nd b
ulk
of n
ew
deve
lopm
ent
shou
ld h
ave
rega
rd t
o its
set
ting.
The
cha
lleng
e fo
r
this
str
ateg
y is
to
achi
eve
sust
aina
ble
dens
ities
with
out
adve
rse
impa
cts
on
resi
dent
ial
amen
ities
(c
ause
d by
ex
cess
ive
build
ing
heig
ht).
5.G
ener
al P
rinc
iple
sT
his
sect
ion
sets
out
the
pri
ncip
les,
whi
ch t
he P
lann
ing
Aut
hori
ty w
ill
use
in a
sses
sing
app
ropr
iate
bui
ldin
g he
ight
s th
roug
hout
the
cou
nty.
To
prot
ect
the
Cou
nty’
s bu
ilt
heri
tage
an
d na
tura
l ar
eas
of e
xcep
tion
al b
eaut
yD
ún
Laog
haire
-Rat
hdow
n co
mpr
ises
na
tura
l ar
eas
of
exce
ptio
nal
beau
ty,
incl
udin
g 17
km o
f co
astli
ne a
s w
ell
as o
utst
andi
ng u
plan
d ar
eas.
The
Cou
nty
also
has
an
exce
ptio
nal
built
her
itage
, bo
th a
rcha
eolo
gica
l an
d ar
chite
ctur
al,
with
the
hig
hest
con
cent
ratio
n of
Pro
tect
ed S
truc
ture
s ou
tsid
e of
the
Dub
lin
City
Are
a. In
ord
er t
o pr
otec
t th
e C
ount
y’s b
uilt
and
natu
ral h
erita
ge, b
uild
ing
heig
hts
shou
ld
have
re
gard
to
th
e qu
aliti
es
of
build
ings
an
d ar
eas
of
arch
itect
ural
and
his
tori
c in
tere
st a
nd im
port
ant
view
s an
d pr
ospe
cts.
To
prom
ote
high
er
dens
itie
s an
d al
low
fo
r in
crea
sed
build
ing
heig
hts
arou
nd
publ
ic
tran
spor
t no
des
and
cent
res
of a
ctiv
ity
With
the
nee
d fo
r su
stai
nabl
e gr
owth
, hi
gh d
ensi
ty,
mix
ed-u
se
deve
lopm
ent
shou
ld
be
prom
oted
in
ce
ntre
s of
ac
tivity
an
d
arou
nd t
rans
port
nod
es. T
his
may
mea
n in
crea
sed
build
ing
heig
hts
in
appr
opri
ate
loca
tions
, al
thou
gh
high
de
nsity
do
es
not
nece
ssar
ily r
equi
re t
he p
rovi
sion
of
tall
build
ings
. H
igh-
dens
ity
deve
lopm
ent
can
also
be
achi
eved
thr
ough
low
to
med
ium
-ris
e
com
pact
dev
elop
men
t fo
rms
such
as
terr
aces
, urb
an b
lock
s an
d
apar
tmen
ts b
uilt
arou
nd g
arde
n sq
uare
s. T
here
is
a ca
se o
ften
mad
e, i
n ur
ban
desi
gn t
erm
s, th
at a
s re
side
ntia
l bu
ildin
gs r
ise
high
er t
han
c.5
stor
eys,
the
loss
of c
onta
ct b
etw
een
resi
dent
s an
d
the
publ
ic
real
m
belo
w
prev
ents
m
eani
ngfu
l su
perv
isio
n an
d
inte
ract
ion.
Cai
rnsf
ort,
Step
asid
e
30
5GEN
ERA
LPR
INC
IPLE
S
33
6LAN
DM
AR
KBU
ILD
ING
S
32
To
enco
urag
e hi
gher
de
nsit
ies
and
also
to
al
low
fo
r in
crea
sed
build
ing
heig
hts
at
appr
opri
ate
loca
tion
s al
ong
publ
ic c
orri
dors
Hig
her
dens
ities
an
d m
ixed
-use
de
velo
pmen
t sh
ould
be
prom
oted
alo
ng s
trat
egic
pub
lic t
rans
port
cor
rido
rs i
n or
der
to
supp
ort
sust
aina
ble
deve
lopm
ent
patt
erns
. In
crea
sed
build
ing
heig
ht
at
key
loca
tions
, pa
rtic
ular
ly
junc
tions
al
ong
maj
or
tran
spor
t co
rrid
ors,
help
s th
e le
gibi
lity
of t
he C
ount
y. H
owev
er,
the
hier
arch
y of
a c
orri
dor
may
als
o be
em
phas
ised
thr
ough
othe
r m
eans
tha
n he
ight
, suc
h as
qua
lity
build
ing,
cont
inui
ty a
nd
encl
osur
e, o
r pu
blic
spa
ce d
esig
n.
To p
rom
ote
high
er d
ensi
ty t
houg
h in
-fill
dev
elop
men
tH
ighe
r de
nsiti
es s
houl
d be
pro
mot
ed t
hrou
gh t
he r
edev
elop
men
t of
vac
ant
or u
nder
used
lan
d an
d si
tes
in s
usta
inab
le l
ocat
ions
thr
ough
out
the
Cou
nty
and
thro
ugh
appr
opri
ate
infil
ling.
The
aim
sho
uld
be t
o pr
ovid
e ad
ditio
nal n
ew
hous
ing
near
ce
ntre
s an
d ex
istin
g pu
blic
tr
ansp
ort
infr
astr
uctu
re,
whi
lst
pres
ervi
ng o
pen
spac
e at
the
edg
e of
the
Cou
nty.
Build
ing
heig
hts
may
be
incr
ease
d in
sui
tabl
e lo
catio
ns, d
epen
ding
on
the
cont
ext
of t
he s
ite, b
ut s
uch
deve
lopm
ent
need
s to
hav
e re
gard
to
such
fac
tors
as
the
char
acte
r of
the
surr
ound
ing
area
and
the
livi
ng c
ondi
tions
of r
esid
ents
.
To a
llow
for
lan
dmar
k bu
ildin
gs i
n th
e ri
ght
plac
esLa
ndm
ark
build
ings
att
ract
peo
ple,
hel
p or
ient
atio
n an
d co
ntri
bute
to lo
cal i
dent
ity. G
ener
ally,
land
mar
k bu
ildin
gs a
re h
ighe
r th
an t
heir
surr
ound
ings
but
the
y m
ay b
e cr
eate
d th
roug
h ot
her
mea
ns t
han
heig
ht,
such
as
qual
ity b
uild
ing
or p
ublic
spa
ce d
esig
n. H
owev
er,
land
mar
ks s
houl
d re
late
to
the
scal
e of
a g
iven
nod
e. L
andm
ark
build
ings
nor
mal
ly n
eed
to b
e sp
arse
in a
giv
en a
rea
in o
rder
to
be
able
to
perf
orm
the
ir r
ole
as la
ndm
arks
, alth
ough
a c
lose
clu
ster
of
talle
r bu
ildin
gs c
an c
ombi
ne t
o fo
rm a
sin
gle
land
mar
k in
wid
er
urba
n vi
ews.
The
ap
prop
riat
enes
s an
d lo
catio
n of
la
ndm
ark
build
ings
will
onl
y be
con
side
red
duri
ng t
he L
ocal
Are
a Pl
an/U
rban
Fram
ewor
k Pl
an o
r St
rate
gic
Dev
elop
men
t Z
one
proc
esse
s.
Roe
buck
Hill
, Roe
buck
Roa
d
33
6LAN
DM
AR
KBU
ILD
ING
S
32
To
enco
urag
e hi
gher
de
nsit
ies
and
also
to
al
low
fo
r in
crea
sed
build
ing
heig
hts
at
appr
opri
ate
loca
tion
s al
ong
publ
ic c
orri
dors
Hig
her
dens
ities
an
d m
ixed
-use
de
velo
pmen
t sh
ould
be
prom
oted
alo
ng s
trat
egic
pub
lic t
rans
port
cor
rido
rs i
n or
der
to
supp
ort
sust
aina
ble
deve
lopm
ent
patt
erns
. In
crea
sed
build
ing
heig
ht
at
key
loca
tions
, pa
rtic
ular
ly
junc
tions
al
ong
maj
or
tran
spor
t co
rrid
ors,
help
s th
e le
gibi
lity
of t
he C
ount
y. H
owev
er,
the
hier
arch
y of
a c
orri
dor
may
als
o be
em
phas
ised
thr
ough
othe
r m
eans
tha
n he
ight
, suc
h as
qua
lity
build
ing,
cont
inui
ty a
nd
encl
osur
e, o
r pu
blic
spa
ce d
esig
n.
To p
rom
ote
high
er d
ensi
ty t
houg
h in
-fill
dev
elop
men
tH
ighe
r de
nsiti
es s
houl
d be
pro
mot
ed t
hrou
gh t
he r
edev
elop
men
t of
vac
ant
or u
nder
used
lan
d an
d si
tes
in s
usta
inab
le l
ocat
ions
thr
ough
out
the
Cou
nty
and
thro
ugh
appr
opri
ate
infil
ling.
The
aim
sho
uld
be t
o pr
ovid
e ad
ditio
nal n
ew
hous
ing
near
ce
ntre
s an
d ex
istin
g pu
blic
tr
ansp
ort
infr
astr
uctu
re,
whi
lst
pres
ervi
ng o
pen
spac
e at
the
edg
e of
the
Cou
nty.
Build
ing
heig
hts
may
be
incr
ease
d in
sui
tabl
e lo
catio
ns, d
epen
ding
on
the
cont
ext
of t
he s
ite, b
ut s
uch
deve
lopm
ent
need
s to
hav
e re
gard
to
such
fac
tors
as
the
char
acte
r of
the
surr
ound
ing
area
and
the
livi
ng c
ondi
tions
of r
esid
ents
.
To a
llow
for
lan
dmar
k bu
ildin
gs i
n th
e ri
ght
plac
esLa
ndm
ark
build
ings
att
ract
peo
ple,
hel
p or
ient
atio
n an
d co
ntri
bute
to lo
cal i
dent
ity. G
ener
ally,
land
mar
k bu
ildin
gs a
re h
ighe
r th
an t
heir
surr
ound
ings
but
the
y m
ay b
e cr
eate
d th
roug
h ot
her
mea
ns t
han
heig
ht,
such
as
qual
ity b
uild
ing
or p
ublic
spa
ce d
esig
n. H
owev
er,
land
mar
ks s
houl
d re
late
to
the
scal
e of
a g
iven
nod
e. L
andm
ark
build
ings
nor
mal
ly n
eed
to b
e sp
arse
in a
giv
en a
rea
in o
rder
to
be
able
to
perf
orm
the
ir r
ole
as la
ndm
arks
, alth
ough
a c
lose
clu
ster
of
talle
r bu
ildin
gs c
an c
ombi
ne t
o fo
rm a
sin
gle
land
mar
k in
wid
er
urba
n vi
ews.
The
ap
prop
riat
enes
s an
d lo
catio
n of
la
ndm
ark
build
ings
will
onl
y be
con
side
red
duri
ng t
he L
ocal
Are
a Pl
an/U
rban
Fram
ewor
k Pl
an o
r St
rate
gic
Dev
elop
men
t Z
one
proc
esse
s.
Roe
buck
Hill
, Roe
buck
Roa
d
34
6.La
ndm
ark
Build
ings
A l
andm
ark
build
ing
is a
sin
gle
outs
tand
ing
build
ing
whi
ch i
s ei
ther
talle
r or
of a
mor
e no
tabl
e de
sign
tha
n its
nei
ghbo
urs.
Gen
eral
ly, l
andm
ark
build
ings
are
hig
her
than
the
ir s
urro
undi
ngs
but
they
may
be
crea
ted
thro
ugh
othe
r m
eans
tha
n he
ight
, suc
h as
qual
ity b
uild
ing
or p
ublic
spa
ce d
esig
n.
The
id
entif
icat
ion
of
site
s fo
r la
ndm
ark
build
ings
w
ill
only
be
cond
ucte
d th
roug
h th
e Lo
cal
Are
a Pl
an/S
trat
egic
D
evel
opm
ent
Zon
e/U
rban
Fra
mew
ork
Plan
/Dev
elop
men
t Pl
an V
aria
tion
proc
ess.
The
mai
n de
term
inin
g fa
ctor
in
sett
ing
heig
hts
will
not
be
the
heig
hts
esta
blis
hed
in r
ecen
t an
d pr
opos
ed d
evel
opm
ents
. Rat
her
it
will
be
the
need
to
crea
te a
goo
d pi
ece
of u
rban
dev
elop
men
t w
ith
attr
activ
e st
reet
s th
at k
nits
suc
cess
fully
with
the
sur
roun
ding
are
a.
The
im
port
ant
fact
ors
whi
ch d
eter
min
e he
ight
will
be
the
impa
ct
on a
djac
ent
resi
dent
ial a
men
ities
, the
pro
port
ions
of
the
build
ing
in
rela
tion
to
the
stre
et
spac
e,
the
crea
tion
of
a go
od
sens
e of
encl
osur
e, t
he p
rovi
sion
of
activ
e gr
ound
flo
or s
tree
t fr
onta
ges
and
a le
gibl
e, p
erm
eabl
e an
d su
stai
nabl
e la
yout
. In
the
bes
t Eu
rope
an
exam
ples
, go
od s
tree
t sc
ale
and
encl
osur
e in
cen
tral
loc
atio
ns i
s
achi
eved
with
bui
ldin
gs o
f fo
ur t
o se
ven
stor
eys
in h
eigh
t. T
here
may
be
scop
e fo
r la
ndm
ark
build
ings
to
mar
k th
e m
ain
cent
re o
r
cent
res
with
in t
he a
rea.
The
iss
ue o
f la
ndm
ark
build
ings
mus
t be
a
seco
ndar
y co
nsid
erat
ion
to g
ettin
g th
e st
reet
s, sp
aces
, fr
onta
ges,
build
ings
and
ove
rall
func
tioni
ng o
f the
pla
ce r
ight
.
Each
LA
P/SD
Z/U
FP m
ay s
tate
a r
equi
rem
ent
for
som
e or
all
of t
he
follo
win
g do
cum
ents
to
be i
nclu
ded
with
in a
ny a
pplic
atio
n fo
r a
Land
mar
k Bu
ildin
g w
ithin
the
ir a
rea:
a.A
des
ign
stat
emen
t to
inc
lude
(i)
an u
rban
des
ign
stud
y
that
sho
ws
the
bene
fits
and
impa
ct o
n th
e lo
cal
and
wid
er u
rban
con
text
for
a l
andm
ark
build
ing
on t
he
prop
osed
site
, inc
ludi
ng j
ustif
icat
ions
, the
im
pact
on
the
coun
ty-im
age,
th
e be
nefit
s to
th
e pu
blic
, its
co
ntri
butio
n to
rege
nera
tion,
sus
tain
abili
ty a
nd t
rans
port
; an
d (ii
) an
arc
hite
ctur
al
desi
gn s
tate
men
t th
at a
ddre
sses
dev
elop
men
t co
ntex
t, de
velo
pmen
t
obje
ctiv
es,
urba
n de
sign
pr
inci
ples
, sc
ale
and
mas
sing
, de
nsity
,
mat
eria
ls, d
etai
ls, l
ight
ing
(day
and
nig
ht t
ime)
exi
stin
g an
d pr
opos
ed
land
an
d bu
ildin
g us
es,
grou
nd
floor
us
es,
trea
tmen
t of
ro
of
top/
crow
n, g
roun
d flo
or t
reat
men
t an
d pu
blic
rea
lm s
trat
egy.
b.A
n im
pact
ass
essm
ent
stud
y to
illu
stra
te t
he im
pact
on
the
cont
ext,
espe
cial
ly o
n re
side
ntia
l am
eniti
es, c
onse
rvat
ion
area
s an
d si
gnifi
cant
view
s. T
his
shou
ld b
e do
ne t
hrou
gh a
ccur
ate
visu
al m
odel
ling
of
prop
osal
s –
phot
omon
tage
s or
thr
ee-d
imen
sion
al c
ompu
ter
mod
els
(bui
ldin
gs f
ully
ren
dere
d) –
fro
m r
elev
ant
asse
ssm
ent
poin
ts d
efin
ed
by t
he C
ounc
il. Pr
opos
als
shou
ld b
e sh
own
in d
aylig
ht a
nd n
ight
light
cond
ition
s. T
he m
icro
-clim
ate
impa
ct o
f th
e de
velo
pmen
t on
the
surr
ound
ing
envi
ronm
ent
(str
eets
, pu
blic
sp
aces
an
d ex
istin
g
deve
lopm
ent)
sh
ould
be
te
sted
in
re
gard
s to
w
ind
funn
ellin
g,
over
shad
owin
g an
d su
n-re
flect
ion.
Thi
s sh
ould
be
done
thr
ough
the
test
ing
of a
ccur
ate
phys
ical
and
thr
ee-d
imen
sion
al c
ompu
ter
mod
els,
cond
uctin
g w
ind
tunn
el s
tudi
es,
sun-
path
stu
dies
, as
wel
l as
usi
ng
othe
r su
itabl
e im
pact
sim
ulat
ion
met
hods
. Im
pact
s on
pri
vacy
and
over
look
ing
of e
xist
ing
prop
ertie
s sh
ould
be
test
ed w
ith t
he h
elp
of
sect
ion
anal
ysis
and
thr
ee-d
imen
sion
al c
ompu
ter
mod
els.
c.A
m
ovem
ent
stat
emen
t (t
raffi
c im
pact
as
sess
men
t in
clud
ing
car
park
ing,
pede
stri
an m
ovem
ent
and
publ
ic t
rans
port
nee
ds).
d.A
bui
ldin
g se
rvic
es s
trat
egy
incl
udin
g bu
ildin
g sy
stem
s an
d en
clos
ure,
ener
gy c
onsu
mpt
ion
and
effic
ienc
y, lig
htin
g (d
ay a
nd n
ight
tim
e), a
nd
tele
com
mun
icat
ions
.
e.W
here
th
e de
velo
pmen
t w
ould
ha
ve
a si
gnifi
cant
en
viro
nmen
tal
impa
ct, a
n En
viro
nmen
tal I
mpa
ct S
tate
men
t w
ill b
e re
quire
d. T
his
will
incl
ude
the
impa
ct a
sses
smen
t an
d m
ovem
ent
stat
emen
ts r
efer
red
to a
bove
, in
addi
tion
to a
ny o
ther
nec
essa
ry s
tudi
es.
Apa
rtm
ents
, Bea
con
Sout
h Q
uart
er, S
andy
ford
Com
issi
oner
s of
Iris
h Li
ghts
, Dun
Lao
ghai
re