The owners of Dundrum Town Centre have clashed with Dún Laoghaire-Rathdown council over demands for more large apartments as they advance fast-track plans for a major residential development in the south Dublin village.
Property group Hammerson and insurer Allianz, which operate the new shopping complex in the area, have been in talks with An Bord Pleanála to build up to 889 apartments on the site of the old Dundrum shopping centre.
Their company, Dundrum Retail Ltd Partnership, has told the council it should scrap new requirements for “a minimum of three-plus bedroom units” in large apartment blocks that are included among proposed amendments to its draft county development plan.
In a submission last week to the council, the company said the new guidelines were in conflict with official rules that said there should be no minimum requirement for apartments with three or more bedrooms.
According to the company, the justification for the guidelines was based on fast-track strategic housing development permissions in the council area and “evidence” from certain boroughs in London.
“[Dundrum Retail Ltd Partnership] submit that the logic underpinning the policy is flawed and is not a basis for imposing prescriptive unit mix ratios on a countywide basis,” it said.
“The draft development plan needs to be amended to remove the very prescriptive requirement for apartments with three or more bedrooms and to allow applicants to make the case for a particular unit mix based on the particular attributes of local areas where a different mix might be appropriate.”
The company also told the council that proposed amendments to the development plan presented “contradictory or ambiguous objectives” in relation to proposals for a community, cultural and civic centre in the area.
Such objections were included among 106 submissions on the draft plan in a public consultation which closed last week. Numerous other developers and the Irish Home Builders Association lobby group also opposed the measures, some saying they would delay or prevent the delivery of new homes.
Asked about the submissions, the council said the response to any issues raised would be set out in a report by its chief executive to elected members which would be published. “It will be a decision of the elected members to adopt the plan and it is anticipated that this will take place in early March 2022. The plan will then come into effect six weeks later,” the council said.
In its submission, the Irish Home Builders Association said its members were concerned that the introduction of “further onerous standards” would increase the cost of delivering new homes and their price.
“This at a time when construction costs are already under huge inflationary pressure and affordability is a major issues for most home buyers,” said James Benson, director of the association.
“A key concern of the home-building sector in respect of the new plan is a lack of consistency with national planning guidelines/standards, which may be considered to be contrary to recent Government policy which sought to bring a greater extent of standardisation to national planning standards.”
The submission added: “The key concerns relate to the locational restriction and unit mix requirements for [build-to-rent] schemes, other standards for apartment developments which are more onerous/restrictive than the Government’s… guidelines, and the requirement for early delivery of childcare facilities in residential developments, all of which have the potential to impact adversely on the viability and affordability of housing in the county.”
Another builder, Park Developments, said in a submission the draft sought “more onerous policies, objectives and standards” that would have a direct effect on housing supply. “We are already seeing the impact of the chronic shortage in the supply of housing on the affordability of rental accommodation and homeownership.”
Castlethorn Construction said the blanket imposition of three-bedroom requirements “can only serve to militate against development of apartments” in the council area. It said the cost of delivering three-bed apartments was “very significant”, adding that demand was “not evident by reference to market sentiment, estate agents’ advice” and national policy imperatives.
Developer Hines, which has major interests in the Cherrywood strategic development zone, said in its submission that the logic underpinning requirements for more three-bedroom units was flawed.
“While making the case that recent development has been weighted towards one- and two-bed units, it fails to recognise that three-bed semi-detached and detached houses remain the predominant typology within [Dún Laoghaire-Rathdown] and that the [strategic housing development] permissions provide a much-needed mix of housing types within the county to redress this balance within the county.”