Development plan · Cork County Council
Cork County Development Plan 2022–2028 – Volume One: Main Policy Material
The council's development plan written statement: its strategy, policies, objectives and development standards. Variations adopted since are not in this text.
Cork County Council · 2022–2028 · 564 pages
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- 121 • Whether there is a risk of flooding; • Whether there are any pollution or public safety concerns; • Whether the proposal would unduly affect other properties in the area; • Whether there are any archaeological or other natural or cultural heritage factors involved; and • Whether it is in an important landscape or nature conservation area. 5.6.4 The list of criteria given above is not an exhaustive one. Information and advice on planning applications can be obtained from the County Council and various guidance material (such as design guidance and development management standards) will be issued from time to time. 5.6.5 In particular, those intending to build houses in rural areas are advised to consult the Cork Rural Design Guide for advice on-site choice, design, and landscaping at an early stage in their preparations. Regard should also be had to Chapter 15 Biodiversity and Environment for guidance on protecting biodiversity as part of new development and also to Chapter 16 Built and Cultural Heritage. County Development Plan Objective RP 5-22: Design and Landscaping of New Dwelling Houses and Replacement Dwellings in Rural Areas a. Encourage new dwelling house design that respects the character, pattern and tradition of existing places, materials and built forms and that fit appropriately into the landscape. b. Promote sustainable approaches to dwelling design by encouraging proposals to be energy efficient in their design, layout and siting, finishes, heating, cooling, and energy systems having regard to the need to reduce reliance on fossil fuels and reduce carbon emissions. c. Foster an innovative approach to design that acknowledges the diversity of suitable design solutions in most cases, safeguards the potential for exceptional innovative design in appropriate locations and promotes the added economic, amenity and environmental value of good design. d. Require the appropriate landscaping and screen planting of proposed developments by retention of existing on-site trees hedgerows, historic boundaries, and natural features using predominantly indigenous/local trees and plant species and groupings. Servicing Single Housing in Rural Areas 5.6.6 All rural houses in unserviced areas rely on individual on-site wastewater treatment facilities and water supplies. It is essential, in terms of public health and protecting groundwater and overall environmental quality, that the original site selection process verifies that the site is suitable for such development in the first instance and that the wastewater treatment systems are correctly designed, installed, and maintained over its lifetime. 5.6.7 In this regard, the Planning Authority will ensure that proposals for septic tanks and proprietary treatment systems comply with relevant approved standards. The EPA issued the updated Code of Practice Domestic Wastewater Treatment Systems (Population Equivalent ≤ 10) in March 2021. The purpose of this Code of Practice is to provide guidance on the provision of wastewater treatment systems for new single houses with a population equivalent (p.e.) of less than or equal to 10, and in order to ensure the protection of the receiving environment, development proposals for single houses will be required to comply with the measures outlined in the Code of Practice. The detailed policies and objectives relating to the protection of our water resources are outlined in Chapter 11 Water Management and Chapter 13 Green Infrastructure and Environment . County Development Plan Objective RP 5-23: Servicing Single Houses (and ancillary development) in Rural Areas a) Ensure that proposals for development incorporating on-site wastewater disposal systems comply with the EPA Code of Practice Domestic Waste Water Treatment Systems (Population Equivalent ≤ 10) and Wastewater Treatment Manual - Treatment Systems for Small Communities, Business Centres, Leisure Centres and Hotels (1999), or relevant successor approved standards / guidelines (including design, installation and maintenance). The cumulative impact of such systems will also be considered in the assessment process. b) Surface water should be disposed of using sustainable drainage systems and in a manner that will not endanger the receiving environment or public health. The use of permeable paving should also be considered to reduce run off. GO TO CONTENTS
- 122 5.7 Ribbon Development 5.7.1 “Ribbon development” is formed by the development of a row of houses along a rural road outside of settlement boundaries. The Sustainable Rural Housing Guidelines recommend against the creation of ribbon development for a variety of reasons relating to road safety, future demands for the provision of public infrastructure as well as visual impacts. Therefore, it is the policy of the Council to discourage development which would contribute to or exacerbate ribbon development (defined by Cork County Council as five or more houses on any one side of a given 250 metres of road frontage). Intending applicants are advised to consult with the Cork Rural Design Guide in relation to site selection. 5.7.2 The Planning Authority will assess whether a given proposal will exacerbate such ribbon development, having regard to the following; • The type of rural area and circumstances of the applicant; • The degree to which the proposal for a single dwelling might be considered an infill development; • The degree to which existing ribbon development would be extended or whether distinct areas of ribbon development would coalesce as a result of the development; • Local circumstances, including the planning history of the area and development pressures; and • Normal Proper Planning and Sustainable Development Considerations. County Development Plan Objective RP 5-24: Ribbon Development Presumption against development which would contribute to or exacerbate ribbon development. 5.8 Use of Occupancy Conditions and Sterilisation Agreements 5.8.1 It is important that in order to have overall confidence in the planning process and the policies contained in this plan that, where exceptions to the general policy are made to cater for the genuine rural housing needs of local persons, that the houses subsequently built are occupied by the persons for whom they are intended. Therefore, it is the policy of the Council, normally, to attach occupancy conditions to such permissions requiring the house to be occupied by the intended person for a seven-year period. 5.8.2 Section 47 of the Planning and Development Act provides that a planning authority may enter into an agreement with any person for the purposes of restricting or regulating the development and use of land permanently or for a specified period. 5.8.3 Certain agreements under this section known more commonly as “sterilisation” agreements have been used on occasion by the planning authority to regulate development in rural areas. In areas where very significant levels of rural housing development have taken place on the edges of cities and towns and where such areas may be tending to become overdeveloped, such agreements have provided a useful tool in enabling planning authorities to support rural generated development on the one hand while avoiding over development of an area on the other. 5.8.4 In general, the planning authority will avoid the use of sterilisation agreements, only using them in exceptional circumstances, and will focus instead on deciding the merits of the individual proposal in terms of the proper planning and sustainable development of the area. County Development Plan Objective RP 5-25: Occupancy Conditions In order to take a positive approach to facilitating the housing needs of the rural community, where permission has been granted for a rural housing proposal, an occupancy condition shall normally be imposed under Section 47 of the Planning & Development Act 2000. 5.9 Holiday Home and Second Home Development 5.9.1 The Sustainable Rural Housing Guidelines state that it is the function of the development plan to strike an appropriate balance between demand for holiday and second home development and the need to channel such development to the most appropriate locations. 5.9.2 Previous studies on rural housing revealed above average rural housing growth in large parts of the West Cork Strategic Planning Area, in particular the coastal areas which have higher levels of environmental and landscape sensitivity. Census data has also indicated that this area also experienced lower levels of population growth and has recorded the highest percentage of vacant dwellings (including holiday homes) in the County, suggesting that demand for second homes or holiday homes is a significant factor affecting the overall demand for rural housing. GO TO CONTENTS
- 123 5.9.3 This plan recognises that sensitive and coastal parts of the County have relatively limited capacity (both environmentally and in terms of scenic amenity) to accommodate single rural houses in significant numbers. In these areas, where there are high levels of development pressure for development of this kind, it is considered that priority must be given to the genuine rural generated housing needs of rural communities. This approach also allows local people to have access to sites which otherwise might be prohibitively expensive. 5.9.4 In order to provide an alternative to the development of second and holiday homes in rural areas, this plan will encourage the utilisation of disused and derelict housing / building stock in towns and villages or the re use of the existing housing stock in the countryside. This positive approach to the regeneration of the existing building stock of towns and villages and the reuse of existing housing stock in the countryside will help contribute to compact growth and the revitalisation of rural settlements, communities and the rural economy, while helping to satisfy market demand in areas experiencing significant pressure for holiday and second home development, particularly in the ‘Tourism and Rural Diversification Areas’ of the county. This approach will also support efforts to limit the impact of climate change and promote carbon sequestering. 5.9.5 In addition, this plan recognises the importance of providing stimulus to the rural economy and therefore will seek to encourage the renovation of barns, outhouses, and other structures for small-scale rural business / tourism initiatives, where appropriate. County Development Plan Objective RP 5-26: Demand for Holiday and Second Home Development Recognise that sensitive scenic areas such as coasts, lakeside areas and uplands are limited in their capacity to carry significant levels of development and that such capacity as exists needs to be carefully managed to prioritise the needs of rural communities rather than for holiday and second home development. County Development Plan Objective RP 5-27: Holiday Home Accommodation Encourage appropriately scaled holiday home development to locate within existing settlements, where there is appropriate infrastructure provision, where they can contribute to the maintenance of essential rural services and help act as a revitalising force in counteracting population decline. 5.10 Small Scale Rural Business and Tourism Initiatives 5.10.1 The diversification of traditional farms with supplementary ancillary uses such as, for example, tourism business initiatives, can have a significant role to play in supplementing farm viability and supporting local employment and the rural economy. Other benefits include fostering a positive image of rural life in Cork and preserving rural heritage and traditions. This potential arises particularly in areas where activity-based tourism can facilitate walking and cycling visitors and where the development and expansion of greenways presents opportunities for further farm diversification. 5.10.2 In this context, the Council will encourage small-scale rural business / tourism initiatives, such as the renovation of barns, outhouses or other existing structures or the siting of appropriately scaled camping type accommodation within existing or adjacent to farm complexes for owner run agri-tourism / rural business use as short-term holiday accommodation, subject to normal planning considerations. Consideration will also be given to appropriately scaled camping type accommodation been located within the main farm holding on suitable sites subject to normal planning considerations. County Development Plan Objective RP 5-28: Small Scale Agri-Tourism Accommodation Encourage appropriately scaled agri-tourism on- farm accommodation development to locate within existing or adjacent to farm complexes, such as the renovation of barns, outhouses or other existing structures or the siting of appropriately scaled camping type accommodation within existing farm complexes for owner run agri-tourism / rural business use as short-term holiday home accommodation, subject to normal planning considerations. Consideration will also be given to appropriately scaled camping type accommodation beeing located within the main farm holding on suitable sites subject to normal planning considerations. Proposals will be subject to the following: a) The proposed development shall be ancillary to an existing established or viable farm holding. b) The scale and layout of the development is appropriate for the area and shall integrate visually in the area. c) Site Suitability and normal planning considerations such as traffic safety, wastewater disposal, safe access, ecological impact assessment and landscaping. GO TO CONTENTS
- 124 5.11 Replacement of Rural Dwellings 5.11.1 The Planning Authority will consider proposals for the replacement or refurbishment of an existing habitable dwelling, on a case-by-case basis having regard to the requirements of other relevant policies and objectives in this plan and subject to normal planning and sustainable development considerations, including the scale and design of the structure. See also Chapter 16 Built and Cultural Heritage for policies in relation to the protection of vernacular heritage. The definition of what constitutes a house will be as described in planning legislation. 5.11.2 In the interests of clarity, the provisions of Objective RP 5-2 (i.e. the ‘Rural Generated Housing Need’ requirement) and Objective RP 5-25 (i.e. Occupancy Clause) will not apply to the replacement of habitable dwellings. County Development Plan Objective RP 5-29: Replacement Rural Dwellings In circumstances involving the replacement of an existing habitable dwelling, the Planning Authority will consider proposals for the replacement or refurbishment of such a house, having regard to the requirements of other relevant policies and objectives in this plan and subject to normal planning considerations. The definition of what constitutes a house will be as described in planning legislation. 5.12 Renovation or Replacement of an Uninhabitable or Ruinous Dwellings 5.12.1 In the case of uninhabitable or ruinous dwellings, where the existing dwelling structure is substantially in place, the renovation / redevelopment or replacement of same for use as a dwelling will be considered on a case-by-case basis, having regard to an appropriate scale and design of building, normal planning considerations and the requirements of other relevant policies and objectives in this plan. It is not the intention of the settlement policy objectives of this plan generally to prevent such development. A ruinous dwelling still in place is defined as a structure formerly used as a dwelling, with the main walls substantially intact. See also Chapter 16 Built and Cultural Heritage for policies in relation to the protection of vernacular heritage. 5.12.2 In the interests of clarity, the provisions of Objective RP 5-2 (i.e. the ‘Rural Generated Housing Need’ requirement) and Objective RP 5-25 (i.e. Occupancy Clause) will not apply to development that comes within the terms of RP 5-30 below. County Development Plan Objective RP 5-30: Redevelopment or replacement of an Uninhabitable or Ruinous dwelling Encourage proposals for the sensitive renovation, redevelopment, or replacement of existing uninhabitable or ruinous dwellings subject to normal proper planning and sustainable development considerations as well as the requirements of other objectives in this Plan and provided that it satisfies the following criteria: • The original walls of the dwelling structure must be substantially intact. • The structure must have previously been in use as a dwelling. • The development is of an appropriate scale and design (including materials used), relative to the structure being replaced and the location and character of the site. • Existing mature landscape features are retained and enhanced, as appropriate. • No damage shall be caused to sites used by protected wildlife. • Proposals must be acceptable in terms of public health and traffic safety. 5.13 New Uses for Disused or Derelict Farm Buildings 5.13.1 The Planning Authority will encourage proposals for the sensitive refurbishment and conversion of suitable disused or derelict traditional farm buildings, built using traditional methods and materials, for residential purposes, community, or commercial uses (including social enterprise) where appropriate, subject to normal planning considerations, while ensuring that re-use is compatible with environmental and heritage protection. See also Chapter 16 Built and Cultural Heritage for policies in relation to the protection of vernacular heritage. County Development Plan Objective RP 5- 31: New uses for disused or derelict farm buildings. Encourage the sensitive refurbishment and conversion of suitable disused or derelict traditional farm buildings, built using traditional methods and materials, and other suitable historic buildings such as mills and churches, for residential purposes, community, or commercial uses (including social enterprise) where appropriate, subject to normal planning considerations, while ensuring that the re-use is compatible with environmental and heritage protection. GO TO CONTENTS
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- 127 CHAPTER 6 SOCIAL AND COMMUNITY Aim of Chapter Seek the provision of high quality social and community facilities that meet both current and future needs and are accessible to people of all ages and abilities that will improve people’s quality of life and create and support vibrant and sustainable urban and rural communities.
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- 129 CONTENTS Contents 6.1 Introduction 130 6.2 Multi-Use Community Facilities 131 6.3 Childcare Facilities and Educational Facilities 131 6.4 Education 132 6.5 Healthcare Facilities 135 6.6 Planning for Ageing 136
- 130 6.1 Introduction 6.1.1 The proper provision of community and social infrastructure of a high standard, in the most appropriate locations and in tandem with housing and other development is important for all ages and abilities in society and is an essential component of building sustainable and properly planned communities. These facilities can have a significant impact on the quality of life that residents and others enjoy and must therefore, be properly located and distributed throughout the County in tandem with the growth of an area. The Sustainable Residential Development Guidelines in Urban Areas highlight the need to phase development in line with the availability of essential social and community infrastructure such as schools, amenities and other facilities. 6.1.2 The National Planning Framework recognises the role of social infrastructural provision in the enhancement of quality of life, particularly within community environments, and the interrelationship between settlement size and the level of infrastructure that can be supported. Cork County Council is committed to strengthening the settlement structure of the County which will in turn help support additional service provision. 6.1.3 The Regional Spatial and Economic Strategy 2020 (RSES) supports the collaboration of regional stakeholders to ensure vital and intrinsic services and amenities are delivered and supported within communities across the region and also supports initiatives to better understand and harness the resources and potential of places and spaces in border communities in our Region. The RSES states that the Cork Metropolitan Area Strategic Plan (MASP) supports on going collaboration with regional stakeholders to ensure that social infrastructure such as education, lifelong learning and skills, healthy cities, health infrastructure and community facilities are provided. Social inclusion and regeneration of disadvantaged areas are also supported. 6.1.4 Both the National Planning Framework and the Regional Spatial and Economic Strategy for Ireland provide a basis for long-term co-ordination on infrastructure development, which includes social and community infrastructure and have helped inform this Plan. 6.1.5 Promoting social inclusion is a key element of the work of Cork County Council, as indicated by the high level commitment demonstrated by the creation of the Social Inclusion, Community and Rural Development Strategic Policy Committee, the 3 no. active Local Community Development Committees (LCDC), and the Cork County Public Participation Network. More recently, the work of the Cork County Council Covid-19 Community Support Programme served to highlight issues of social exclusion, how these are magnified in times of crisis, and the central role of the local authority in facilitating a response to these inequalities. 6.1.6 There are a number of key principles and benefits in the provision of social and community facilities namely; • Helping communities cope with rapid change and as a platform for social interaction. • Securing the buildings and other facilities which provide community, educational, social, health, childcare, cultural, religious, recreation and leisure facilities that serve the needs of the public. • Securing the provision of more traditional local services such as local shops and post offices, which in addition to a primary retail function, can help maintain and nurture a sense of community at local level. See Chapter 3 Settlements and Placemaking and Chapter 12 Town Centres and Retail. • Facilitating both publicly and privately funded and developed facilities. • Supporting a strong and vibrant voluntary sector. County Development Plan Objective SC 6-1: Social and Community Infrastructure Provision a) Support the provision of social and community facilities which meet the current and future needs of the entire population and which should grow in tandem with development in communities. b) Secure lands for social and community facilities in appropriate locations and encourage the provision of facilities suitable for intergenerational activities, which are accessible to all members of the community, through initiatives in partnership with community groups and sporting organisations. Encourage the provision of community facilities, in accordance with the livable town concept, in order to enhance ease of access to social and community facilities and services to all members within the community. County Development Plan Objective SC 6-2: Social and Community Engagement Recognise the diversity of needs of all citizens of various life stages, cultural and ethnic minorities, and ensure all have the opportunity to contribute to the development of their communities. The Planning Authority will continue to actively engage with all citizens in order to encourage involvement in their community so people have a voice in the decisions that affect their quality of life in their county, where appropriate. GO TO CONTENTS
Source Cork County Council: Cork County Development Plan 2022–2028 – Volume One: Main Policy Material (2022–2028) · 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.