Development plan · Clare County Council
Clare County Development Plan 2023–2029 (as varied)
The council's development plan written statement: its strategy, policies, objectives and development standards.
Clare County Council · 2023–2029 · 568 pages
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- __________________________________________________________________________________ Clare County Development Plan 2023-2029 5 | Housing Chapter 5 Housing Goal IV: A county with high quality housing at appropriate locations throughout the county, ensuring the development of a range of house types, sizes and tenures to accommodate differing household needs, promoting sustainable communities, social integration and inclusion, while facilitating a sense of place. Chapter 5 Table of Contents: 5.0 Introduction 5.1 Strategic Aims 5.2 Housing in County Clare 5.2.1 Housing Strategy 5.2.2 Living in our Towns and Villages 5.2.3 Social and Affordable Housing 5.2.4 Emergency Accommodation 5.2.5 Unfinished Developments and Taking in Charge 5.2.6 Housing Design, Mix and Tenure 5.2.7 Ancillary Living Accommodation 5.2.8 Ancillary Living Criteria 5.2.9 Sites for Independent Development 5.2.10 Traveller Accommodation 5.2.11 Housing and Accommodation for an Ageing Population 5.2.12 Housing for People with Disabilities 5.2.13 Student Accommodation 5.2.14 Holiday Homes 5.2.15 Naming of Developments 5.2.16 Green Infrastructure within Residential Developments 5.2.17 Radon108
- __________________________________________________________________________________ Clare County Development Plan 2023-2029 5 | Housing 5.0 Introduction Clare County Council recognise that the availability of suitable housing is fundamental to the health and wellbeing of the residents of the county. Housing that is appropriate to the needs of the occupants, in locations that have convenient access to essential services, and which supports engagement in social and recreational activities is essential to the creation of sustainable and healthy communities and to addressing unsustainable settlement patterns which contribute to climate change. The achievement of such vibrant and sustainable communities is a central theme of this plan. Under Section 94 (1) (a) of the Planning and Development Act 2000, as amended, each Planning Authority is required to include in its development plan “a strategy for the purpose of ensuring that the proper planning and sustainable development of the area of the development plan provides for the housing of the existing and future population of the area in the manner set out in the strategy.” It is a requirement of the National Planning Framework (NPF) that each Local Authority develop a Housing Need Demand Assessment (HNDA) to ensure that the plan-making system is supported by a robust methodology to inform policies and funding initiatives around housing and associated land requirements. The Clare County Housing Strategy and Housing Need Demand Assessment 2023-2029, which is included in Volume 8 of this plan, outlines the existing and future housing requirements for the county, sets out measures for the Council to plan for and address these needs, and plays a key role in translating national and regional housing policies to the local level. The National Planning Framework First Revision (April 2025) states that “The HNDA centralised spatial database is supported by a coordination and monitoring unit within DHLGH and will be updated to align with the updated ESRI Regional Demographic and Structural Housing Demand research which will be published in 2024”. In this regard, a new Clare Housing Strategy that includes the HNDA will be informed by the HNDA centralised spatial database in its preparation as part of the review of the Clare County Development Plan. In addition to ensuring the adequate availability of appropriately zoned lands Clare County Council also has multiple additional roles in relation to housing in Clare including the regulation of private housing developments and the provision of dwellings for persons in need of accommodation who cannot provide such accommodation through their own resources. 5.1 Strategic Aims This chapter presents the objectives required for the provision of housing and sustainable communities for the existing and future population of County Clare. In accordance with the overall ‘Vision’ of the plan, it is based on the following strategic aims: • To provide for the existing and future housing needs of the area covered by the development plan and to set out how this will be achieved; • To encourage greater levels of residential occupancy in town and village centres and to ensure our towns, villages and rural areas sustain their population and are vibrant places in which to live;109
- __________________________________________________________________________________ Clare County Development Plan 2023-2029 5 | Housing • To ensure that new housing developments in towns and villages achieve compact growth and contribute to the creation of sustainable and healthy communities; • To ensure that housing is available to meet the requirements of people of all needs and incomes in County Clare, with an appropriate mix of housing sizes, types and tenures in suitable locations; • To ensure that sufficient land is zoned for various types of housing over the lifetime of the plan; • To require compliance with Part V of the Planning and Development Act 2000, as amended, and the Urban Regeneration and Housing Act 2015; • To actively participate in the housing sector through the provision of public services, infrastructure and services for social, voluntary and private housing; and, • To implement the Clare County Housing Strategy 2023-2029. 5.2 Housing in County Clare 5.2.1 Housing Strategy This chapter sets out the housing needs of County Clare, as informed by the Clare Housing Strategy 2023-2029 (Volume 8). The Core Strategy (Chapter 3) outlines the population and housing targets and the amount of land required for residential purposes over the plan period 2023–2029, and into the medium-term period up to the end of 2034, as required by the ‘NPF Implementation: Housing Growth Requirements’ (DHLGH July 2025). The housing strategy correlates with the Core Strategy and the urban and rural settlement strategy and is underpinned by a Housing Need Demand Assessment (HNDA), as required under the NPF. This chapter also sets out the objectives to accommodate all housing needs in rural and urban locations over the plan period, ensuring the delivery of high-quality homes that meet the needs of the people of County Clare. The Planning and Development Act 2000, as amended, requires each planning authority to include the provisions of its housing strategy in its development plan. The Clare County Housing Strategy 2023-2029 sets out the strategy for addressing existing and future housing needs in Clare. This housing strategy is the mechanism adopted by the Council to ensure that the housing needs of the existing and future population of the county are provided for. Development Plan Objective: Implementation of the Housing Strategy CDP 5.1 It is an objective of Clare County Council: To secure the implementation and delivery of the Clare County Housing Strategy 2023-2029. Through the implementation of the core strategy, the urban and rural settlement strategy, the housing strategy and the wider development plan the Council will seek to secure the provision of housing required for the existing and future population of the county. This assists in achieving balanced growth across the county where existing towns and villages grow at a110
- __________________________________________________________________________________ Clare County Development Plan 2023-2029 5 | Housing rate proportionate to their places within the settlement hierarchy. The land use zonings as set out in the settlement plans in Volume 3 of this plan, are based on the overarching principles of this development plan and set the framework and rationale for the amount and location of zonings for residential development throughout the county. Development Plan Objective: Facilitating the Housing Needs of the Population CDP 5.2 It is an objective of Clare County Council: a) To facilitate the housing needs of the existing and future population of County Clare through the management of housing development throughout the county in accordance with the urban and rural settlement strategy; b) To monitor and review the effectiveness of the housing strategy in meeting and resolving identified housing needs; and, c) To prioritise the reuse of existing housing stock in the plan area and the renovation and re-use of obsolete, vacant and derelict homes. 5.2.2 Living in our Towns and Villages Active land management, sustainable compact growth, placemaking and climate change adaptation and mitigation are key objectives of both the NPF and the RSES. In order to create vibrant and sustainable towns and villages it is essential to sustain and enhance the residential population in town and village centres. Residential uses in the town centre, when combined with retail, commercial and civic uses, bring about high levels of human interaction and form an essential element of the vitality of a town. Residents in town and village centres enjoy a high quality of life and convenient access to both employment opportunities and a range of amenities. Residential uses in town and village centres also enhance economic growth by contributing to the vibrancy of settlements, making them more attractive locations for new business development and job creation. It is an aim of this development plan to encourage greater levels of residential occupancy in town and village centres across the county. In order to achieve this aim it is important to ensure that town and village centres are attractive, family-friendly places with a mix of accommodation types and tenures and to encourage the reuse of upper floors above commercial premises in the town centres for residential accommodation. Within the towns and villages across County Clare there are brownfield and infill site redevelopment opportunities. Subject to the site specific issues and adequate infrastructural capacity there is the potential to provide a greater mix of units and higher densities on these sites in order to achieve sustainable compact growth. In accordance with the National Urban Development and Building Height Guidelines for Local Authorities (DHPLG, December 2018) there may also be opportunities for taller building heights in order to promote a more efficient use of available and accessible lands. Issues relating to active travel and the111
- __________________________________________________________________________________ Clare County Development Plan 2023-2029 5 | Housing achievement of appropriate permeability within new developments and existing settlements are further outlined in Sections 11.2.4 and 11.2.5 of this plan. The Council will use various mechanisms available to resolve issues of title including Compulsory Purchase Orders to resolve long standing vacancy/dereliction issues in towns and villages. However, the Council will prioritise working with the relevant landowner(s) and stakeholders on a partnership basis to resolve such issues. Development Plan Objective: Living in our Towns and Villages CDP 5.3 It is an objective of the development plan: a) To encourage the reuse of upper floors above commercial premises for residential accommodation; b) To promote the retention of town centre residential units and to discourage their subdivision into smaller units or conversion into non-residential uses; c) To encourage the development of new residential accommodation in or adjoining town centres and to ensure that such developments provide a range of accommodation types and tenures and a high level of residential amenity; d) To support the procurement of vacant town centre residential property by Clare County Council to ensure its continued use for residential purposes into the future; and, e) To support opportunities for the delivery of serviced sites for housing within towns and villages. Development Plan Objective: Use of Public Lands CDP 5.4 It is an objective of Clare County Council: a) To work with the National Land Development Agency, other public bodies and capital spending departments and agencies to co-ordinate and secure the best use of lands in public ownership; and, b) To promote the renewal of underutilised strategic areas to assist in the effective regeneration of places identified as being most in need. 5.2.3 Social and Affordable Housing Social Housing is defined as rented housing provided either by the local authority or a voluntary or co-operative housing body. Affordable Housing is defined as owner-occupier or shared ownership housing, provided at a price below market value. Table 4 of the Clare Housing Strategy and Housing Need Demand Assessment 2023-2029 (Volume 8) provides a quantitative overview of the social and affordable housing requirements in County Clare over112
- __________________________________________________________________________________ Clare County Development Plan 2023-2029 5 | Housing the plan period and demonstrates the number of units required to accommodate the households experiencing mortgage qualification and rental affordability issues. In line with the objectives of both the NPF and the RSES the provision of appropriate social and affordable housing in town and village centres through the renovation of existing housing stock or brownfield/infill site redevelopment can make a significant contribution to settlement renewal, compact growth and the increased sustainability of settlements in Clare. Clare County Council will promote the conversion of vacant properties into new social and affordable homes through schemes including the Repair and Leasing Scheme, the Buy and Renew Scheme and long-term leasing, and will encourage owners of vacant properties to avail of these schemes. In instances where the local authority is developing social or affordable housing or purchasing property for such uses, it is essential to ensure that all members of society have access to accommodation that is suitable for their needs. The Affordable Housing Act 2021 made amendments to Part V of the Planning and Development Act 2000, as amended. Section 94 of the Act now provides that a specified percentage, not being more than 20% of land zoned for residential use, or for a mixture of residential and other uses, shall be reserved for the provision of social and affordable housing. Compliance with the requirements of Part V of the Planning and Development Act 2000, as amended, will be achieved in accordance with Section 96 of that Act, which was also amended by the Affordable Housing Act 2021. Any subsequent amendments to the legal requirement to deliver this housing during the lifetime of this plan will also be complied with. Development Plan Objective: Social and Affordable Housing CDP 5.5 It is an objective of Clare County Council: a) To require lands in respect of which permission for the development of houses is granted to comply with the Affordable Housing Act 2021 and Part V of the Planning and Development Act 2000, as amended, or any amendment thereof. The Council reserves the right to determine the appropriateness of ‘Part V’ Cost Rental and/or affordable purchase delivery on individual sites on a case-by-case basis. b) To acquire land/properties for social and affordable housing provision in advance of immediate requirements in order to be in a position to respond to housing supply and demand opportunities; c) To support and encourage the use of existing housing stock, brownfield and infill sites in close proximity to services in towns and villages, for social and affordable housing provision; d) To ensure that new social and affordable housing developments are closely integrated into the structure of existing settlements and are not isolated from services or segregated from the surrounding community;113
- __________________________________________________________________________________ Clare County Development Plan 2023-2029 5 | Housing e) To ensure that new social and affordable housing developments are designed and constructed on the principles of universal design and life-long adaptability; f) To support the work of voluntary and cooperative housing associations in County Clare; and, g) To ensure that there is a balanced supply of private, social and affordable housing such that no settlement in the county experiences an over-concentration of any one type of accommodation. 5.2.4 Emergency Accommodation For a variety of reasons, people may need safe emergency accommodation and Clare County Council has an important role to play in the provision of such facilities. The Council’s Clare Homeless Action Team provide support and advice to people who are homeless, or who are at risk of homelessness. Where appropriate, following an assessment of needs, assistance can be given with emergency accommodation. It is recognised that those who are in need of emergency accommodation may require long-term social housing in the future and the Council will work to meet both the short and long-term housing needs of all residents of the county. Development Plan Objective: Emergency Accommodation CDP 5.6 It is an objective of Clare County Council: a) To support the work of the Clare Homeless Action Team and ensure that assistance is provided to those who are homeless or who are at risk of homelessness in the county; b) To work with all relevant stakeholders to implement Housing for All: A New Housing Plan for Ireland within the county. 5.2.5 Unfinished Developments and Taking in Charge ‘Taking in charge’ means that the roads within a development become public roads under Section 11 of the Roads Act 1993 upon completion of a development scheme. Where an order is made under this section, the Council also takes in charge: • Any sewers, watermains or service connections within the attendant grounds of the development. Where potable water and foul water infrastructure has been vested in the ownership of Uisce Éireann through a Connection Agreement, there is no requirement for the Council to take such infrastructure in charge; • Public open spaces or public car parking spaces within the attendant grounds of the development; • Public footpaths; and, • Street lighting.114
- __________________________________________________________________________________ Clare County Development Plan 2023-2029 5 | Housing The Council has made significant progress in addressing the issue of unfinished housing developments in the county and will continue to monitor the progress of developments under construction to ensure compliance with the conditions of the relevant planning permissions. There are numerous residential developments in County Clare that, while completed and occupied, have not yet been taken in charge by Clare County Council. The Council will continue to work with residents, developers and all relevant stakeholders to secure the satisfactory completion of all developments in the county and to ensure that residential developments are taken in charge in accordance with the requirements of the Planning and Development Act 2000, as amended, and the Council’s Taking in Charge Policy for Private Housing Developments (2019) or as updated/superseded. Development Plan Objective: Unfinished Developments and Taking in Charge CDP 5.7 It is an objective of Clare County Council: a) To work with all relevant stakeholders to secure the satisfactory completion of unfinished developments in the county in accordance with Managing and Resolving Unfinished Housing Developments (DECLG 2011); and b) To work with all relevant stakeholders to ensure that residential developments are taken in charge in accordance with the requirements of the Planning and Development Act 2000, as amended, and the Council’s Taking in Charge Policy for Private Housing Developments (2019) and any subsequent policy. 5.2.6 Housing Design, Mix and Tenure The mix of house types proposed in an area must ensure that the needs of all members of society are accommodated. A mix of house types and tenures will create mixed communities and provide a choice of housing suitable to all age groups and persons at different stages of the life cycle. In terms of house design the Council will require a variety of designs in each new development. The Council will also require development proposals to incorporate a mix of house types such as bungalows, two storey dwellings, duplexes and so on, as appropriate to the scale of the settlement in which the development will be located. A variety of plot sizes and shapes will be required within each development, providing future residents with the option of greater/less private open space associated with their property in accordance with their personal needs.115
- __________________________________________________________________________________ Clare County Development Plan 2023-2029 5 | Housing Development Plan Objective: Housing Mix CDP 5.8 It is an objective of the development plan: a) To secure the development of a mix of house types and sizes throughout the county to meet the needs of the likely future population in accordance with the guidance set out in the Clare Housing Strategy, Housing Need Demand Assessment (HNDA) and the Guidelines on Sustainable Residential Development in Urban Areas and any subsequent guidelines; (b) To require new housing developments to incorporate a variety of plot sizes to meet the current and future needs of residents; and, (c) To require the submission of a ‘Statement of Housing Mix’ with all applications for multi-unit residential developments in order to facilitate the proper evaluation of the proposal relative to this objective. 5.2.7 Ancillary Living Accommodation Ancillary accommodation refers to the provision of an ancillary living accommodation unit at an existing occupied residential property. It is recognised that there may be circumstances other than age (e.g illness, disability) where a close relative may need to live close to their family for support but still enjoy some degree of independence. For a new structure, a physical connection to the main house with direct access to the main dwelling is desirable but not a requirement. The conversion of an existing detached garage to create accommodation for a family member in need of accommodation can be considered. Development Plan Objective: Ancillary Living Accommodation CDP 5.9 It is an objective of the development plan: To facilitate the provision of Ancillary Living Accommodation (ALA) in appropriate locations where the proposal can clearly demonstrate that: a) The proposed ALA shall be located within the immediate curtilage of an existing occupied residential property; b) The existing property or ALA is to remain the primary residence of the site folio owner; c) It takes cognisance of the current Housing Crisis (Demand); d) There is a bona-fide need for such an ancillary unit; and, e) The proposal does not impact adversely on either the residential amenities of the existing property or the residential amenities of the area.116
Source Clare County Council: Clare County Development Plan 2023–2029 (as varied) (2023–2029) · Licence the publisher's termsText read from the publisher’s PDF; tables, maps and drawings do not survive as text, and page numbers are the PDF’s (its first page is 1). Check the original before relying on a passage.