Strategy recommends low-rise high-density Dun Laoghaire Rathdown

A low-rise high-density approach to development in Dún Laoghaire-Rathdown has been recommended in the final version of a building height strategy due to be presented to councillors for approval shortly.

High-density does not necessarily require tall buildings, say the authors of the building height strategy, which was commissioned by the council.

Tall buildings will be significantly curtailed in the county, particularly in conservation areas and along the south Dublin coastline, if the recommendations of the strategy, developed by Urban Initiatives, are adopted and incorporated into the local development plan.

Heights at Sandyford, however, have not been set, pending a development framework for the area currently being undertaken by Urban Initiatives.

The final draft, which has gone through two public consultation processes, is expected to be presented to councillors in the next month or two.

Suburban areas in the county are predominantly one to two storeys and should stay that way, according to Matthias Wunderlich from Urban Initiatives who compiled the strategy. Three to four storeys could be allowed if they "enriched the area". Building heights in urban corridors should be around three storeys, four storeys in neighbourhood centres, five storeys in district centres and up to six storeys in other centres.

Landmark buildings of up to 10 storeys could be considered in Cherrywood and parts of Dún Laoghaire and a single district landmark of up to 15 storeys may be permitted in University College Dublin, he said.

Benchmark heights recommended by the strategy for different areas, however, can be modified up or down depending on local circumstances. A basic height of four storeys has been recommended for Dún Laoghaire.

Development on Carlisle Pier should respect the spires of St Michael's Church and Mariner's Church, the authors say.

Any new building at the pier "should be a slim, elegant complement to the Dún Laoghaire skyline and harbour. A monolithic appearance should be avoided."

This throws into doubt the 10-storey scheme for Carlisle Pier, selected by the Dún Laoghaire Harbour Company in 2004.

Development in historic towns and villages, such as Blackrock, Monkstown, Dalkey and Killiney, should be set at two to three storeys with a possible four storeys permitted in locations with "exceptional public transport accessibility".

If accepted by councillors, the report's guidelines may be incorporated into the county's development plan and set heights for the county.

The strategy will "provide clarity on the issue of building heights" in the area, according to a spokesperson for the council.

The report was commissioned against the backdrop of a raft of council planning decisions being overturned by An Bord Pleanála.

The council's planning policy, most notably its approval of high-density housing developments and high-rise schemes, has proved contentious with residents and local representatives.