Cork County Development Plan 2022–2028 – Volume One: Main Policy Material

1. Page 91

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   91 • Inform policies about the proportion of social and affordable housing required, including the need for different types and sizes of provision and • Provide evidence to inform policies related to the provision of specialist housing and housing related services. 4.4.4 The HNDA incorporates socio-economic and demographic data in relation to current demand and supply in Cork City and County and projects future need over the lifetime of the Development Plan. As such, the analysis reflects different tenures, including owner-occupied, the rental sector, and social housing, and estimates future housing needs based on evidence-based assumptions relating to population and household growth, income levels, and affordability in the housing market. 4.4.5 The NPF notes that HNDAs are designed to give broad, long run estimates of what future housing need might be, rather than precision estimates. Additionally, a logical, sequential framework will allow for updating, monitoring and evaluation. Figure 4.3: HNDA and Housing Strategy Inputs and Process County Development Plan Objective HOU 4-1: Joint Housing Needs Demand Assessment and Housing Strategy Implement and subject to publication of Revised Guidelines, to update/review the Joint Housing Needs Demand Assessment and Joint Housing Strategy. 4.5 Overall Demand for Housing 4.5.1 On average, since 2006 there has been a fall in construction rates in County Cork. The graph below shows the pattern of new house completions in Cork County from the 1970's up to 2020. The Irish housing market has been characterised by considerable change over recent decades. Broadly, from the 1990s to approximately 2006 the housing market was characterised by both the expansion of the housing stock and rapidly growing prices. Towards the end of that cycle, the rate of new home building was almost twice the rate suggested by the size of the population. This contributed to an oversupply of properties as the recession commenced, especially in areas of limited demand. This was followed by a sharp downturn from 2007 to c. 2020. When the property market began to stabilise in 2012 and recover in the subsequent years, the market began to move in the opposite direction. 4.5.2 The current property market cycle has been marked by a supply/demand mismatch. Under-supply has become a serious issue, particularly in key urban areas. This has remained the case over much of the period since 2014 with new home construction remaining well below the long-term average and even below that achieved in the 1970s as shown in the graphs below. Since 1970, Cork has accounted for between 10% and 15% of national new-build homes, averaging 10.7% more recently. 4.5.3 It is clear that in order to accommodate the targets contained in the National Planning Framework, and the population targets set out in the RSES for the Southern Region, implemented through the population households and units required and identified in this Plan, that the county is going to need a robust supply of new housing. These targets and requirements are set out at a high level in the Core Strategy of this Plan and identified at settlement level in Volumes Three, Four and Five of this Plan. Clearly, servicing of certain sites, particularly those within the ‘Tier 2’ block, or those sites that currently have an infrastructural impediment will need close monitoring over the lifetime of this Plan in order to ensure that all lands identified can play a role in delivering housing unit supply in Cork County. GO TO CONTENTS

2. Page 92

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   92 4.5.4 Part of the Council’s responsibility in this regard will be to support all of the key infrastructure providers and other relevant stakeholders in the housing sector. In return, a matched and coordinated investment plan will be required ensuring that the prioritisation of certain critical infrastructure is delivered so that a sufficient amount of zoned land is adequately serviced in order to meet future housing demand. This and other more specific policies are outlined in Chapter 19 Implementation and Delivery of this Plan and also in the relevant service Chapters including the Chapter 12 Transport and Mobility and Chapter 11 Water Management. Figure 4.4: Total residential completions (1970 – H1 2020)1. Source: DHPLG, CSO, Lisney 4.5.5 Analysis of the Cork housing market undertaken for the Joint Housing Strategy concluded that despite the COVID-19 pandemic and other external influences the Cork Housing Market remains strong with most demand resting at the €250,000 to €400,000 price point. In addition, it was noted that new home sales continue to perform well, particularly among first time buyers (FTBs). However, residential completions will be significantly less than expected in 2020-21, with perhaps about 40% fewer properties being built due to the closure of sites because of COVID-19. This will have knock on effects on the supply levels in the latter half of 2021 perhaps into 2022. 4.6 Specialised Housing Requirements Social and Affordable Housing 4.6.1 In order to help to meet the need of these new households identified in the Joint Housing Strategy, there are a number of options available to Local Authorities to promote social housing. These options are listed as follows: • Provision of Social Housing Provided Under Part V of the Planning and Development Acts 2000 as amended; • Rental Accommodation Scheme (RAS), Leasing Initiatives and Housing Assistance Payment; • Provision of Social Housing in partnership with Voluntary Housing Associations (including Housing Co-operatives); • Re-letting of Casual Vacancies; • Purchase of New or Second Hand Dwellings; • Construction of New Accommodation including Cost Rental. 4.6.2 The County Council intend to meet their social housing requirement from a combination of all of the options set out above having regard to the national guidance on this issue as it emerges over the life time of the Plan. It is clear that the planning authority will have to look at all sources of supply and optimise the turnaround on casual vacancies and longterm voids. 1 Historically, residential completions were tracked by way of ESB connections. This was not an accurate measure and in 2018, the CSO began tracking completions. However, this CSO data only dates from 2011 and as such, to provide an long-term trend, we have used ESB data from 1970 to 2017 and CSO data from 2018 to H1 2020. GO TO CONTENTS

3. Page 93

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   93 County Development Plan Objective HOU 4-2: Reserved Land for Social and Affordable Housing Lands zoned for residential / housing or lands zoned for a mixture of residential / housing and other uses, including all lands identified in this Plan will require a mandatory 20% of which at least half must be for social housing purposes and the balance can be applied to affordable and/or cost rental housing purposes in accordance with the principles, policies and programmes for action set out in the Joint Housing Needs Demand Assessment and Joint Housing Strategy. 4.6.3 Notwithstanding the above, the Part V contribution applicable to a grant of planning permission remains at 10% (to be applied to social housing only) until 31st July 2026 for all land purchased in the period between 1st September 2015 and 31st July 2021. Where the planning permission is granted after 1st August 2026, the applicable percentage will be 20% in all cases. Please refer to Housing Circular 28/2021 issued by the Department of Housing Local Government and Heritage. Ensuring Housing Options for our Ageing Population 4.6.4 The Age Dependency Ratio i.e. the number of older people (65+) as a percentage of the working age population is 20.2% up from 16.9 % in 2011. The Council through its Older People’s Council is very supportive of initiatives to support Older People, for example eight towns in the county currently hold Age Friendly status; Bandon, Cobh, Kinsale, Passage West, Mitchelstown, Bantry, Millstreet and Charleville, providing support to groups for the development of a network of Age Friendly towns across the county and it is intended to extend this network over the lifetime of this plan. 4.6.5 This Plan also supports the provision of a mix of house types that provide a choice for older people and encourages private developers to incorporate the principles of universal design into new residential properties through the application of the Universal Design Guidelines for Homes in Ireland and also to note and be aware of Dementia Friendly Dwellings for People with Dementia, their Families and Carers guidelines. 4.6.6 At a policy level, the Joint Policy Statement “Housing Options for our Ageing Population” (2019) was developed by the Department of Housing, Planning and Local Government (DHPLG) and the Department of Health (DoH), with support from key stakeholders including the HSE, the Housing Agency and Age Friendly Ireland. The purpose of the Statement is to provide a policy framework to support our ageing population in a way that will increase the accommodation options available and give meaningful choice in how and where people choose to live as they age. 4.6.7 The main aim is to increase the options available to older people and to facilitate the integration of supports in a more coordinated way, particularly between the housing and health sectors, with a view to facilitating people to live at home and in their communities, independently, for longer. It identifies a programme of 40 strategic actions to further progress housing options for older people under the themes of data gathering, collaborative working, delivering choice, support services, comfort and safety and maintaining momentum. 4.6.8 Additional policies and objectives relating to the Provision for Older Persons are set out in Chapter 6 Social and Community. County Development Plan Objective HOU 4-3: Housing for Older People a) Encourage the provision of housing suitable for older people in all residential schemes of 10 units or more. b) Support the delivery of housing suitable for older people on infill, opportunity and regeneration-sites within town and village centres. See also Chapter 6 Social and Community- Section 6.6 Planning for Ageing Accommodation for Travellers 4.6.9 Under the Housing Acts 1966-1997, Local Authorities are responsible for the provision of accommodation, including serviced caravan sites, for travellers. Since the enactment of the Housing (Traveller Accommodation) Act 1998, Cork County Council has adopted three Traveller Accommodation programmes for its functional area which specifically addresses the accommodation needs of the travelling community. The current programme puts forward programmes for the provision of permanent accommodation for the indigenous Traveller Community. 4.6.10 A Traveller Accommodation Consultative Committee was established in the City and County (with sub-committees at divisional level in North, South and West Cork). Among its purposes is to advise in relation to the preparation and implementation of the Traveller Programme and also to advise during the review of progress in implementing the programme. 4.6.11 Circular 35/2018 issued from the Department of Housing, Planning and Local Government to all local authorities on the 19th July 2018 notified all local authorities of the requirement to prepare and adopt a 5 year Traveller Accommodation Programme covering the period 1st July 2019 – 30th June 2024. Consultation in the preparation of the Traveller Accommodation Programme was essential in order to ensure that the concerns of all those affected by the Plan were GO TO CONTENTS

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   94 considered and to ensure a fully comprehensive response to accommodation needs of Travellers was produced. The Traveller Accommodation Programme 2019-2024 was adopted at a meeting of the full council held on the 23rd of September 2019. 4.6.12 The TAP anticipates that the future accommodation needs of those Traveller Households whose current accommodation is in private rented accommodation can be met in private rented accommodation. 4.6.13 The location of Standard Housing/Acquisition Units will be dependent on availability of those units over the course of the plan and any allocation will be made in accordance with Cork County Council’s Allocation Scheme. Likewise, the location of HAP units will be dependent on a number of factors including availability of same from the private rented sector over the course of the Programme. 4.6.14 It is intended to address the issue of Traveller accommodation plans based on the current Traveller Accommodation Programme 2019-2024 and any subsequent programme adopted by the Council. County Development Plan Objective HOU 4-4: Accommodation for Travellers a) Encourage the provision of permanent accommodation for Travellers subject to proper planning considerations and the principles of sustainable development, having regard to the provisions of the Traveller Accommodation Programme for County Cork 2019-2024. b Provide permanent accommodation for the County’s indigenous Traveller Community and the natural increase of that community through the provision of appropriate accommodation. c) Provide transient accommodation through the provision of sites to address the accommodation needs of Travellers other than at their normal place of residence, having regard to annual patterns of movement. 4.6.15 The Cork County Traveller Accommodation Plan (TAP) is Cork County Council’s most recent strategy for meeting the accommodation needs of the Travelling Community in Cork. Drawing on an assessment of Traveller accommodation needs, the TAP sets out accommodation targets for Cork County amounting to 68 units between 2019 and 2024, including 31 standard social housing units. Student Accommodation 4.6.16 There are currently approximately about 25,000 full time students in Cork, these student numbers are growing and are likely to continue to grow in the future, fuelled by an increasing policy focus on attracting international students to Ireland. The demand for student accommodation is therefore likely to continue in the future and may even increase creating extra demand for reasonably priced accommodation especially in close proximity to institutional sites. 4.6.17 The National Student Accommodation Strategy (2017) is the national Government strategy for meeting student housing demand to 2024 and beyond. It states that in recent years there has been a significant increase in demand for higher education places and for student accommodation, an increase that is likely to continue. Demand for student accommodation is strongest in Ireland’s major cities. The strategy supports the construction of new purpose-built student accommodation (PBSA) as an appropriate response to student needs, delivered by higher education institutes directly and by private operators. The strategy projects that by 2024 demand in Cork for student accommodation will comprise 7,391 students, with an estimated supply of only 5,490 bed spaces to meet this. The strategy targets include delivery of a significant increase in new PBSA bed spaces (an additional 21,000 nationally by 2024) as well as increasing the number of students taking up ‘digs’ accommodation (a room in an existing family home). 4.6.18 It is important to protect the stock of purpose built student accommodation, as it is exempt from the Part V policy, so allowing a change of use to standard residential apartments would see the Council’s lose out on Part V obligations. County Development Plan Objective HOU 4-5: Student Accommodation In general, proposals to change the use of student accommodation to any other type of accommodation will be discouraged unless it can be shown that an overprovision of student accommodation exists in the whole county. Where such applications are given favourable consideration, obligations under Part V of the Planning Act 2000 (as amended) will apply. People with Disabilities 4.6.19 The Cork County Strategic Plan for Housing Persons with Disabilities (2018) provides a framework for social housing provision for people with disabilities in Cork County and for interagency co-operation in delivering appropriate housing. Its vision (based on the National Housing Strategy for People with a Disability 2011-2016) is to “facilitate access, for people with disabilities, to the appropriate range of housing and related support services, delivered in an integrated and sustainable manner, which promotes equality of opportunity, individual choice and independent living.” GO TO CONTENTS

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   95 4.6.20 The Strategy gives an overview of supply and demand for housing for people with disabilities including potential emerging need, sets out a broad range of delivery mechanisms for meeting needs across different sectors and agencies, and sets out the challenges, opportunities, and key actions in meeting the Strategy’s vision. It emphasises the complex challenges facing many people with disabilities and the importance of cooperation between different bodies and agencies in meeting overlapping health and housing needs. The strategy has nine strategic aims as follows: • To promote and mainstream equality of access for people with a disability to the full range of housing options available suited to individual and household need; • To develop national protocols and frameworks for effective interagency cooperation which will facilitate person-centred delivery of housing and relevant support services; • To support people with a disability to live independently in their own homes and communities, where appropriate; • To address the specific housing needs of people with an intellectual and/or physical disability, moving from congregated settings in line with good practice, including through the development of frameworks to facilitate housing in the community; • To address the specific housing needs of people with a mental health disability, including through the development of frameworks to facilitate housing in the community, for people with low and medium support needs moving from mental health facilities, in line with good practice; • To consider good practice in the design, coordination and delivery of housing and related supports; • To facilitate people with a disability to access appropriate advice and information in respect of their housing needs; • To improve the collection and use of data/information regarding the nature and extent of the housing needs of people with a disability; • To provide a framework to support the delivery, monitoring and review of agreed actions. Other Specialised Housing Requirements 4.6.21 The Joint Housing Strategy’s principles and policies are set out in Appendix E Joint Housing Strategy Policies and Principles of this Plan. The Strategy also contains details of the other specialised housing requirements in Cork County. 4.7 Housing Mix 4.7.1 The impact of population growth, social changes including more people living alone or in smaller households and an ageing population with specific housing needs means that the mix of house types and sizes required needs to become more diverse. Therefore, it has never been more important to improve the range of choice available throughout the County as a whole. 4.7.2 The mix of house types proposed in an area should be influenced by a range of factors including the desirability of providing for mixed communities and a range of housing types and tenures; the nature of the existing housing stock in the area and the need to provide a choice of housing, suitable to all age groups and persons at different stages of the life cycle; the existing social mix in the area; the need to cater for special needs groups such as the elderly or disabled and the saleability of different types of housing. A neighbourhood with a good mix of unit types should include houses and apartments of different sizes. 4.7.3 Housing variety and mix will be assessed as a material consideration when considering planning applications for multiunit residential development. A Statement of Housing Mix should detail the proposed housing mix including specific provision for special needs groups such as older people or disabled and why it is considered appropriate, having regard to the types of issues outlined in the paragraph above. County Development Plan Objective HOU 4-6: Housing Mix a) Secure the development of a mix of house types and sizes throughout the County as a whole to meet the needs of the likely future population across all age groups in accordance with the guidance set out in the Joint Housing Strategy and the Guidelines on Sustainable Residential Development in Urban Areas. b) Require the submission of a Statement of Housing Mix with all applications for multi-unit residential development in order to facilitate the proper evaluation of the proposal relative to this objective. The Statement of Housing Mix should include proposals for the provision of suitable housing for older people and the disabled in the area. GO TO CONTENTS

6. Page 96

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   96 4.8 Residential Density - Background 4.8.1 The vision and shared goals of delivering increased densities and sustainable growth as set out in the National Planning Framework (NPF) and Regional Spatial Economic Strategy (RSES) for the Southern Region is a central tenet of strategic planning policy. In response to this, the County Development Plan includes an updated tiered, flexible and locally tailored approach to housing density while also facilitating the delivery of a range of residential unit types to meet the diverse household needs of the County’s population. 4.8.2 As the largest County in the State, Cork has a significant settlement network of differing scales, functions and infrastructure provision. Some of our larger settlements perform an important role within the Cork Metropolitan Area while the County Towns are more self-sustaining, local drivers of development. These considerations now inform a new tiered density approach to residential development which includes an overall increase in density thresholds across each category and the inclusion of a new category (Medium C) to facilitate an alternative to one-off housing in the smaller settlements of the county, outside Metropolitan Cork. 4.8.3 A new recommended approach to density within Key villages and the new established use categories of our Main Settlements is also included for the first time to guide applicants and ensure a locally responsive density approach is applied consistently across the settlement network. 4.8.4 In specific areas where a mixed-use approach is recommended a new density tool will be applied in the form of a plot ratio standard to facilitate increased densities and ensure adequate amenity space is delivered. Approach to Residential Densities in County Cork 4.8.5 Previous County Development Plans have sought to achieve higher densities where practical, however concerns have been expressed that the generalised application of higher density policies to the supply of zoned development land were restricting the range of house types available and encouraging a significant number of households to locate in rural areas outside Metropolitan Cork in order to secure their desired dwelling type. 4.8.6 This County Development Plan, therefore, includes policies for housing density that respects the Government’s wish to deliver a sound return on infrastructure investment, particularly in relation to public transport, but provides a new tiered, locally tailored approach to respond to the different scales of settlements within the County. The new approach continues to maintain flexibility for developers to adapt to new market conditions and broaden the range of house types that can be built on zoned land so that, in future, more households will be attracted to locate in the County’s towns, especially in the County Metropolitan Area where employment, public transport and community assets are best aligned. 4.8.7 In County Cork there has been important public investment in transport infrastructure particularly the delivery of the Cork Suburban Rail Network, which currently links Cork with the Metropolitan Towns of Cobh, Carrigtwohill and Midleton, and, in future, it is intended to serve the new town of Monard. The Cork Metropolitan Area Transport Strategy (CMATS) sets out a series of strategic transport enablers to accommodate the uplift in the Cork Metropolitan Area’s population to 2040 and facilitate a greater modal shift to sustainable travel modes. Within the County Metropolitan Area this will mean higher frequency inter-urban rail services of 10 mins for Cobh, Carrigtwohill, Midleton, Little Island, Glounthaune and in future it is intended to serve the new town of Monard. A bus connect service to Carrigaline, Passage West/Glenbrook/ Monkstown and Ringaskiddy is planned along with additional park and ride locations and improved walking and cycling infrastructure. The CMATS acknowledges that increasing residential density levels, a balanced mix of uses and compact settlements through Public Transport Orientated Development is required to support the viability of the proposed future transport investment across the Cork Metropolitan Area. The Plan will support increased densities in appropriate locations as identified by the Guidelines to facilitate the Council’s commitment to integrated land-use planning and the greater efficiency of land use. Higher Density Development 4.8.8 Historically, our County’s towns and villages were designed to create compact communities to facilitate trade, transport and social interaction. Buildings were generally arranged in terraced format, two to three storeys high usually following a perimeter block format. Within the town centres, buildings were designed to accommodate a commercial use at ground floor level with a separate access to facilitate “living over the shop”. Analysis of some of these perimeter block formats in Cobh and Midleton illustrates that a combination of terraced units and living over the shop delivers densities well in excess of the 50 unit/ha high density threshold advocated in the Guidelines and the mix of uses which support compact urban living. The Plan supports the delivery of high-density development within town centres of the larger towns with a population >1500 throughout the County and this represents a consistent approach to that taken historically in our towns and will serve to reinforce the character of existing places. 4.8.9 Outside town centres, higher density development is generally considered to involve the construction of apartments within the building typologies. In order to align the Plan with Government Guidelines, the minimum threshold is being increased from 35 to 50 units/ha with no upper limit. This zoning category is applicable to suitable lands adjoining existing or planned high frequency public transport stations or bus stops within Metropolitan Cork. GO TO CONTENTS

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   97 Medium Density ‘A’ 4.8.10 An increased minimum threshold is proposed for the Medium A Density category to 30 units/ha as per the Guidelines. The category allows for the provision of apartments within the unit typology mix but it is not a requirement. This category is generally applicable to suburban and greenfield sites in larger towns >5,000 population and those planned to grow >5,000 population over the lifetime of the Plan. 4.8.11 In smaller towns with a population <5,000 this revised Medium A category would generally be the highest density category applicable to edge of centre/ inner suburban sites within such settlements, unless otherwise stated. Medium Density ‘B’ 4.8.12 An increased minimum threshold is recommended from 12 to 20 units /ha in this category and the maximum threshold from 25 to 35 units /ha which will overlap with the Medium A category. This revised density range of 20-35 units/ha would not generally be applicable in the larger settlements >5,000 population other than for limited site specific reasons relating to sites with topography/ heritage constraints or where there is a specific market requirement. This revised Medium B density category would be generally applicable to suburban and greenfield sites of the smaller towns with a population <5000, providing for a tiered density structure and a mix of residential typologies. Medium Density ‘C’ (Low Density Development) 4.8.13 It is proposed to include a new category in the lower end of the density spectrum with a range of 5-20 units/ha for a limited number of sites at the edge of the smaller towns <5,000 and key villages which can facilitate serviced sites initiatives for new homes in the lower order settlements. This is to ensure that settlements offer attractive and affordable housing options to meet the housing needs of urban communities, to mitigate excessive pressure from urban generated housing and to allow for a broad range of housing typologies to be built within the settlement network. In accordance with the guidelines, it is stipulated that this category cannot exceed 20% of new housing requirements. As per the previous Plan a reduction in the public open space requirement may be acceptable where larger private gardens are proposed. 4.9 Approach to Cork County’s Settlement Hierarchy 4.9.1 Objective HOU 4-7 sets out the new density categories in the Plan and Table 4.1 sets out the new tiered density approach recommended to respond to the diverse settlement scales within the County’s hierarchy. County Development Plan Objective HOU 4-7: Housing Density on Residentially Zoned Land Min Net Density Max Net Density Comment High 50 No Limit • Applicable to town centres of the larger towns with a population >1500 throughout the county and in other areas identified in the Settlement Network normally in close proximity to existing or proposed high quality public transport corridors; • This will normally involve a mix of unit formats including terraced housing and/ or apartment units. • May include the subdivision of larger dwellings proximate to existing or improved public transport corridors; • A minimum 10% open space provision will be required. • Subject to compliance with appropriate design/ amenity standards and protecting the residential amenity of adjoining property and the heritage assets of the town centre. GO TO CONTENTS

8. Page 98

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   98 County Development Plan Objective HOU 4-7: Housing Density on Residentially Zoned Land Min Net Density Max Net Density Comment Medium A 30 50 • Applicable to suburban/greenfield lands of the larger settlements with a population > 5,000 and those planned to grow >5,000 population; • In towns with an existing/ planned high quality public transport service a minimum density of 35 units/ ha is recommended. • On former Institutional lands which may require concentration of development in certain areas. A minimum of 20% public open space is required at these locations. • This category would be the highest density category applicable to the smaller settlements (< 5,000 in population), and would generally apply to central sites within the core of such settlements, unless otherwise stated or where a higher density approach accords with the existing pattern of development; • Must include a broad range of unit typologies and normally involves a combination of unit formats including a higher proportion of terraced units and/or apartment type units. Medium B 20 35 • Normally applicable to lands in the suburban/greenfield lands of the smaller towns <5,000 population and key villages as part of sequential development. • In larger towns with a population >5,000 or planned to grow >5,000 population, may be applicable in a limited instance (outside Metropolitan Cork) for edge of centre sites and sensitive sites with difficult topography, heritage constraints to allow for a broader typology within the urban envelope. Medium C 5 20 • A limited number of sites at the edges of the smaller towns (<5,000 population) as an alternative to one off housing in the countryside. • The layout needs to include a strong urban edge, where appropriate. • A lower standard of public open space provision will be considered where larger private gardens are provided. • Broad housing mix normally required including detached/ serviced sites. • This category cannot exceed 20% of new housing requirements. Table 4.1: Settlement Density Location Guide Settlement Type Settlement High (50 units/ha+) Medium A (30-50 units/ha) Medium B (20-35 units/ha) Medium C (5-20 units/ ha) All Towns Town Centre Locations Applicable in town centre locations -- -- Towns with proposed high quality Public Transport Corridor Potential Carrigtwohill Carrigaline Cobh Midleton Passage West/ Glenbrook/ Monkstown Monard SDZ Glounthaune# Little Island# Applicable in locations close to existing/ future high quality public transport proposals of the larger towns with a population >1500 Generally applicable for future development May be applicable in a limited number of peripheral/ sensitive locations. GO TO CONTENTS

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   99 Table 4.1: Settlement Density Location Guide Settlement Type Settlement High (50 units/ha+) Medium A (30-50 units/ha) Medium B (20-35 units/ha) Medium C (5-20 units/ ha) Key Towns* and Large Towns (>5,000 population) Mallow Clonakilty^ Bandon Fermoy Kinsale Youghal Charleville^ Generally applicable for future development May be applicable in a limited number of sensitive locations. Other Large Towns 1,500 – 5,000 population) Bantry Kanturk Millstreet Dunmanway Skibbereen Macroom Mitchelstown Generally applicable for future development on edge of centre sites. Applicable in a limited amount of circumstances not exceeding 20% of the new housing requirements as an alternative to one off housing. Smaller Towns (<1,500) & Key Villages (>1,500) Newmarket Buttevant Castletownbere Schull Crosshaven & Bays Cloyne Killumney/ Ovens# Castlemartyr Rathcormac Watergrasshill# Whitegate & Aghada Generally applicable for future development on edge of centre sites. Applicable in a limited amount of circumstances not exceeding 20% of the new housing requirements as an alternative to one off housing. Key Villages <1,500 & Villages All others. Generally applicable for future development on edge of centre sites. Densities up to 30 units/ ha will be considered in Key Villages. Within Key Village and Village Centres higher densities will be considered. * Key Town under RSES ^Towns planned to grow >5,000 population over the Plan period # Planned to grow >1,500 population over the Plan period GO TO CONTENTS

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    100 Density Approach to Villages 4.9.2 Some changes are proposed to the current approach to development within the village network of the County. The “Overall Scale of Development” will continue to apply, reflecting the future core strategy growth target for the village over the Plan period. The “Normal Recommended Scale of any individual scheme” will be removed. In order to ensure some diversity in design and to encourage the delivery of units it is recommended that the size of any individual residential scheme should not normally be over 50% of the Overall Scale of Development within the Plan period. 4.9.3 At a regional scale, the RSES seeks to strengthen the Southern Region’s urban and rural fabric through the creation of vibrant towns and villages. Local Authorities are directed to identify settlements which can play an enhanced role at sub regional level to drive development of their area. Within the settlement hierarchy there are lower tier settlements within Metropolitan Cork with an existing commuter rail service but without an appropriate density standard. In order to align these rail-based settlements within the current guidelines, a new higher density approach will be considered at these locations. 4.9.4 The village network across the county varies considerably in terms of the population, services and the urban form of each settlement. The Plan provides a new approach to density within the lower order settlements based on the need to deliver sequential and tiered development and to offer choice in the supply of housing across the settlement network. 4.9.5 Key Villages with a population >1,500 will have a density approach similar to the smaller towns. This will generally focus on the application of Medium B density thresholds within centrally located sites and Medium C for all other greenfield lands. 4.9.6 Key Villages <1,500 population and all other villages will generally apply the Medium C density category. Proposals will be required to devise a locally tailored design that creates a sense of place by strengthening the street pattern or creating new streets/ centres that contribute to the village’s urban structure. The design approach shall normally respect the pattern and grain of existing development in the surrounding area, unless otherwise specified. 4.9.7 Higher densities up to 30 units/ha will be considered in village infill and backland sites within/ adjacent to the village core. On greenfield lands, a broad housing mix will normally be required including detached/ serviced sites unless otherwise specified. Proposals for including a lower standard of public open space provision may be considered where larger private gardens are provided. Approach to Density within lands zoned Existing Residential/Mixed Residential and Other Uses 4.9.8 Cork County Council recognises that lands defined as Existing Residential/Mixed Residential and Other Uses may contain residential development of varied densities ranging from high density historic terraces to more modern lower density housing schemes. The Plan generally supports proposals for increased densities within this category to optimise the development of lands within the built envelope of a settlement, subject to protecting existing residential amenities and adhering to proper planning and development standards. 4.9.9 The delivery of quality architectural responses will be fundamental to the Council’s commitment to the management of land within the network of towns and the delivery of increased densities. The design approach should also be guided by the site’s location relative to the town centre and its access to good quality public transport links as set out in the Guidelines, as well as the requirements of other policies in relation to building heights etc., and normal proper planning and sustainable development criteria. In limited situations, a reduction in the 22m separation between units may be considered where high-quality architectural responses can be delivered without undue impacts on the established residential amenities. Intensification of uses in some areas and promoting more mixed use development will also be encouraged. Brownfield Sites and Regeneration 4.9.10 Within the settlement network of the County there are opportunities to better utilise some brownfield/existing built footprint sites so that they can provide a higher density of development and a greater mix of uses to contribute to the compact growth of the settlement. In some instances, this may also include the provision of higher building heights than had previously prevailed on-site in order to promote a more efficient use of available, accessible land and more focused and efficient investment in infrastructure. 4.9.11 The use of the existing building stock is also a key element of urban regeneration. The Plan supports the reutilisation of vacant mixed use premises in town centres as solely residential or renewed mixed use premises, encourages infill development and will prioritise the development of regeneration and/or opportunity sites within the heart of our towns and villages. The Plan will include additional guidance to ensure development respects and contributes to Cork County’s unique sense of place. See Chapter 3 Settlements and Placemaking. 4.9.12 There is an acknowledgement that brownfield/existing built footprint lands and densification of existing settlements requires a complex and often diverse multi-agency response. The Plan sets out mechanisms that can help incentivise development in these locations by providing additional guidance or by providing revised car parking standards/ contributions that may be an impediment to development – See Section 4.9 on Delivering Increased Density. The Urban Capacity Study has already identified brownfield opportunity and regeneration-sites in some of our historic towns and these will be part of the future planning land use framework in these settlements. 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.