Development plan · Galway City Council
Galway City Development Plan 2023–2029
The council's development plan written statement: its strategy, policies, objectives and development standards.
Galway City Council · 2023–2029 · 386 pages
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- Housing and Sustainable Neighbourhoods Galway City Development Plan 2023-2029 67 Measures to tackle affordability, introduced under Housing for All and the Affordable Housing Act 2021, includes the Affordable Purchase and Cost Rental housing and will contribute to meeting housing need in the city with delivery by Galway City Council, the LDA and AHBs. Housing for All has an increasing focus on the delivery of social housing through new build homes by the local authority, AHBs and through public private partnerships. Acquisition of existing properties will also continue to be a housing option, in particular to meet specific local housing solutions having regard to challenges such as location, design, cost or timescale for delivery. The use of HAP and to a lesser extent the RAS, will continue to play an important role in the city during the plan period, however it is envisaged that reliance on these will reduce as new build supply comes on stream. Changes in housing policy will also result in the phasing out of long term leasing options. Other measures to address the social housing need include supports for delivery through the voluntary and co-operative housing sector. In support of sustainability and carbon reductions, initiatives such as the Buy and Renew and Repair and Leasing schemes to utilise vacant housing stock will play a role in housing delivery. Also, the extensive programme of deep retrofitting of council housing stock supporting energy efficiency and carbon reductions will continue during the plan period. Housing for Specialist Needs Galway City Council owns and manages housing suited to the needs of diverse groups of people and works to allocate housing that is appropriate to individual needs. AHBs also provide for specialist accommodation. The need to facilitate independent living and supported community based living with maximum independence and choice for people with disabilities is supported by the Council through specialist housing provision and specific housing adaptation grants to enable people with a physical, sensory, mental health or intellectual disability to make modifications and adaptation to their homes. Additional supports for persons with disabilities are also provided by the Health Service Executive (HSE) and disability organisations to enable people to live in their own home as independently as possible, including personal assistance services and home support. The trend towards an aging population requires support to facilitate ageing in place with dignity and independence through specific new build. Adaptation and mobility grants funded by the Council assist modification of existing homes and enable older people to live independently. Universal design and lifetime adaptability supports both older people’s needs and the needs of people with disabilities.
- Housing and Sustainable Neighbourhoods 68 Galway City Development Plan 2023-2029 Facilitate the implementation and delivery of the Housing Strategy and Housing Need and Demand Assessment (HNDA) 2023-2029 to meet the identified housing supply targets for the city and to aim for housing choice to be available to meet all needs and incomes. 2. Ensure that sufficient suitable lands are zoned to meet the extent of housing needs identified in accordance with the National Planning Framework 2040 (NPF), the Regional Spatial and Economic Strategy (RSES) and the Metropolitan Area Strategic Plan (MASP) targeted population for Galway City, supporting compact growth and regeneration including the requirement that at least 50% of all new homes be delivered within the existing built-up footprint. 1. Policy 3.1 Housing Strategy Supported and semi-independent accommodation options can enable independent living and when located within existing communities, allows for greater interaction and easier access to services. In line with the policy statement ‘Housing Options for Our Ageing Population’ and ‘Age Friendly Principles and Guidelines for the Planning Authority’ (Age Friendly Ireland, 2021) and the Galway Age Friendly Programme as updated, the Council will work to support older people in the city. An Age Friendly Technical Advisor within the Council advises both the Council and developers on age friendly and universal design principles in the design and construction process and a range of guidance is available to inform best practice. Homeless Services are provided on a regional basis in accordance with the West Region Homelessness Action Plan 2020-2022. Within the region, Galway City Council has had the greatest number of homeless accessing accommodation. A Galway City local action plan sets out specific actions to be implemented in conjunction with service providers. Under Housing for All the government is committed towards the eradication of homelessness by 2030 and the Council will implement any new initiatives arising from Housing for All in conjunction with relevant stakeholders. The Housing First Programme for rough sleepers is a critical support to homeless persons utilising one bed accommodation units in the city with significant wraparound supports provided by key agencies. The City Council will also continue to play a role in conjunction with the Department of Housing Local Government and Heritage (DHLGH), Department of Children, Equality, Disability, Integration and Youth (DCEDIY) and key agencies in the provision of accommodation and supports to facilitate community integration for Refugees under the Irish Refugee Protection Programme 2020-2023 and any subsequent programmes. Other specialist housing needs in the city includes student accommodation and the Council will continue to support the provision of purpose built student accommodation in appropriate locations to meet estimated student need and to free up capacity in the private rented sector. The successful tourism economy of the city creates a high demand for tourist accommodation which impacts on house supply. The Council will continue to control shortterm letting accommodation to prevent a negative impact on housing supply and /or an over-concentration of such uses. It is acknowledged that under current legislation, challenges exist for the Council in enforcing breaches in short-term letting. A change to the regulatory regime proposed under Housing for All is envisaged and the Council will adhere to any future requirements.
- Housing and Sustainable Neighbourhoods Galway City Development Plan 2023-2029 69 3. Require as provided for under the Affordable Housing Act 2021 and Part V of the Planning and Development Act 2000 (as amended) that 10% of lands zoned for residential use, or for a mixture of residential and other uses, and any land which is not zoned for residential use or a mix of residential and other uses but in respect of which permission for the development of houses is granted, be reserved for the purposes of social housing. A further 10% shall be reserved for affordable housing in accordance with the aforementioned Acts and any relevant Ministerial guidance and regulations. Any subsequent amendments to the legal requirement to deliver ‘Part V’ housing during the lifetime of the Housing Strategy will be complied with. Delivery of ‘Part V’ housing shall be in accordance with relevant legislation and national, regional, and local policy. 4. Engage in pre-planning consultation with private sector developers to facilitate the delivery of housing in accordance with the vision for the housing sector as expressed in the national housing strategy Housing for All- a New Housing Plan for Ireland, the requirements of GCC Housing Strategy and Housing Need and Demand Assessment for Galway City. 5. Work in collaboration with the Land Development Agency to enhance delivery of the long term strategic needs for social, affordable and cost rental housing in the city. The delivery of social and affordable housing and cost rental housing on public lands will be prioritised. 6. Encourage and facilitate the delivery of housing on vacant sites through maintaining a Vacant Site Register and instituting the associated levy in accordance with the provisions of the Urban Regeneration and Housing Act 2015 (as amended). 7. Support a diverse range of housing types, size and tenures within the City Council’s housing developments in the interests of achieving good integration and to allow for a choice of community for all persons. 8. Support a diverse range of housing types, size and tenures and endeavour to meet the demand for Owner Occupier housing as projected in the Housing Strategy and the Housing Need and Demand Assessment (HNDA). 9. Support the specific housing needs of older people including independent living options as well as semi-independent living options and nursing home accommodation. These facilities should be preferably accommodated within established neighbourhoods and at locations that have good access to community facilities and amenities. 10. Enable older people to continue to live in their own homes, through adaption where necessary or a home more suitable to their needs through rightsizing. 11. Promote life time adaptable homes that can accommodate the changing needs of a household over time. 12. Proactively promote the specific housing needs of persons with disabilities within City Council and AHB housing developments in order to meet the demand for such special needs accommodation in the interests of social inclusion. 13. Address the demand for additional social housing and housing delivery supports through a number of means including the construction of housing, direct acquisition of housing, delivery in conjunction with AHBs and the use of the RAS, HAPs, long term leasing, on a cost rental basis, through affordable housing purchase arrangements, shared equity schemes and any other appropriate housing delivery. Long term leasing as a social housing delivery option will be considered as a less favourable model and in accordance with Housing For All, will be phased out for new entrants.
- Housing and Sustainable Neighbourhoods 70 Galway City Development Plan 2023-2029 14. Work with the voluntary, community and public sector in addressing the housing needs of homeless people with the endeavour to eliminate homelessness and having regard to the measures in the West Region Homelessness Action Plan 2020 – 2022 and relevant national policy including those set out in Housing for All - a New Housing Plan for Ireland. 15. Encourage the provision of good quality, well regulated, affordable private rented accommodation in order to provide a real choice, stable and attractive housing option to meet the general demands for both short and long term accommodation including for those on social housing support. 16. Support and promote all initiatives that will supplement housing delivery in the city such as the Department of Finance Living City Initiative Scheme (2015); living over the shop type development and where appropriate change of use of vacant office space to residential use. 17. Support the development of high quality and high standard purpose built student accommodation (PBSA) at appropriate locations and of appropriate design (including adequate communal facilities and external communal space) to meet the demand for student housing in accordance with the National Student Accommodation Strategy (2017) and any subsequent updates. Change of use from PBSA to any other form of housing will only be considered where it can be demonstrated through evidence based criteria that an over-provision of student housing exists relative to existing and extrapolated need and where appropriate residential standards and amenities can be achieved. 18. Support the development of sustainable communities and ensure that all new housing developments – private, public and voluntary are carried out in accordance with the Sustainable Residential Development and Compact Settlements – Guidelines for Planning Authorities 2024 and where applicable to apartments, Section 28 Ministerial guidelines – Sustainable Urban Housing: Design Standards for New Apartments Guidelines for Planning Authorities, (2020), and any other relevant Section 28 Ministerial guidelines. 19. Support implementation of government policy in relation to the provision of accommodation for refugees and to facilitate community integration. 20. Planning applications for multiple housing units will be required to include a Statement of Housing Mix detailing the proposed mix and demonstrating that it provides a sufficient range in unit sizes and types to satisfy community mix including the demographic trend of reduction in average household sizes. The needs of special groups such as older persons and persons with disabilities will be required to be considered as part of this process. 21. Continue to monitor and review the HNDA as appropriate in accordance with guidance on HNDA methodology issued by the Department of Housing, Local Government and Heritage. 22. Review the Housing Strategy two years following adoption as is required under legislation or at a sooner point should it be required in view of trends in the housing market or changes in national policy such as that which may come about following the preparation of revised national spatial policy. 23. Ensure the provisions of the Residential Tenancies (Amendment) Act 2019 and the Planning and Development Act 2000 (Exempted Development) (No. 2) Regulations 2019 and any other future legislation and guidelines are applied where planning permission is required to control short-term letting accommodation to prevent a negative impact on housing supply and /or an over-concentration of such uses. Notwithstanding this, where planning consent is required under legislation for short term letting, there will be a presumption against allowing such a use in view of the status of the city defined as a rent pressure zone.
- Housing and Sustainable Neighbourhoods Galway City Development Plan 2023-2029 71 Support and facilitate the specific accommodation needs of the Traveller community as identified in the Traveller Accommodation Programme (TAP) 2019-2024 through land use zoning objectives and the development management process, in particular to deliver Traveller accommodation as identified in the TAP, to be provided as part of social housing schemes, as group housing schemes, culturally specific housing and through redevelopment and refurbishment of existing halting sites. 2. Implement the Traveller Accommodation Programme 2019-2024 and any subsequent plan in the interest of providing a satisfactory standard of suitable, sustainable accommodation that meets the needs of the Traveller community. Include for engagement in this regard with the Local Traveller Representative Group, the Local Traveller Accommodation Consultative Committee (LTACC), Galway County Council and AHB’s. 1. Policy 3.2 Traveller Accommodation 3.3 Traveller Accommodation A mandatory requirement of the Development Plan is inclusion of objectives for the provision of accommodation for Travellers and for the use of particular areas for that purpose. The current Traveller Accommodation Programme (TAP) for Galway City covers the period 2019- 2024. The TAP specifically deals with the accommodation needs of the Traveller Community, details of which are set out in the Housing Strategy. The TAP includes for accommodation to be provided through social and grouped housing and through refurbishment of existing halting sites. Traveller specific accommodation currently provided in the city and environs includes four permanent residential halting sites, one transient halting site and five group housing schemes. Standard City Council and AHB housing and accommodation through the RAS/Leasing and HAP schemes also caters for members of the Traveller community. Under the current Traveller Acommodation Programme additional accommodation is planned on council owned lands at Keeraun, Ballymoneen Road, along the Headford Road and the Doughiska Road. It is also proposed to carry out the redevelopment of the Circular Road halting site for provision of housing units. Additional sites to meet Traveller accommodation needs will be identified in the Traveller Accommodation Programme subsequent to the 2019-2024 programme. The Development Plan makes specific provision for Traveller specific accommodation in a range of land use zones which can facilitate achieving the recommendations contained in the TAP and in any subsequently adopted recommendations. Sites which include for Traveller accommodation are identified by the ‘TA’ symbol on the Land Use Zoning and Specific Objectives Map. The Council will continue to work with the Traveller community and the Local Traveller Accommodation Consultative Committee (LTACC) to address their specific needs. It will also work with the DHLGH in the implementation of the relevant recommendations set out in the Traveller Accommodation Expert Review Report which was carried out in 2019 which seeks to improve the effectiveness of the arrangements for providing Traveller accommodation. 25. Support service providers in the provision of domestic violence refuges in the city. 24. Ensure delivery of housing contributes to meeting the objectives for emission targets in line with national legislation, the National Climate Action Plans and Galway City Council’s Climate Action Plan 2024 -2029.
- Housing and Sustainable Neighbourhoods 72 Galway City Development Plan 2023-2029 3.4 Sustainable Neighbourhood Concept The development of a compact city is characterised by the consolidation of existing neighbourhoods and the establishment of new neighbourhoods. Sustainable neighbourhoods are areas where an efficient use of land, effective integration in the provision of physical and social infrastructure and high quality design are combined to create places where people wish to live, have a sense of belonging, foster community spirit and feel socially inclusive and safe. Sustainable neighbourhoods support a diverse society providing housing choice and affordability for people of all ages and abilities throughout their lifecycle. They contribute to a good quality of life presenting an attractive built and natural environment with good public space. The concept reflects the ambition for a 15 minute city where the daily needs of neighbourhoods, including local services, can be easily accessed within a 15 minute walk, cycle or by public transport. Higher level facilities such as those associated with the city centre/major employment hubs/major attractors would be more readily accessible by the public transport network. While the concept supports a mix of uses within a neighbourhood to support the resident population, it also takes account of the hierarchy of centres set out in Chapter 6, recognising that certain services are more appropriate at a particular location or at a certain scale and nature commensurate with catchment demand. It is the policy of the Council to promote the neighbourhood concept in existing residential areas and in new developments. Table 3.1 and Fig. 3.1 sets out the framework of residential neighbourhoods in the city. Table 3.1 Indicative Neighbourhood Areas in Galway Outer Suburbs Established Suburbs Inner Residential Areas City Centre Residential East East East City Core Ardaun Renmore Bohermore Woodquay Doughiska Mervue College Road Bowling Green Roscam Ballybaan Lough Atalia Long Walk Dublin Road Henry Street Area West West West Knocknacarra Dangan Claddagh Ballyburke Salthill Shantalla Ballymoneen Taylor’s Hill Newcastle Letteragh Westside Fr. Griffin Road North North Castlegar Tirellan Tuam Road Ballinfoile The Guidelines for Planning Authorities on Sustainable Residential Development in Urban Areas, 2009 (SRD) and accompanying design manual and The Design Manual for Urban Roads and Streets, 2019 (DMURS) and Permeability a Best Practice Guide, NTA (2015) provide detailed design guidance in relation to what makes a sustainable neighbourhood. The Sustainable Urban Housing: Design Standards for New Apartments 2020 and at local level the Galway Urban Density and Building Height Study (UDBHS)(2021) also provides useful guidance. The development management standards set out in Chapter 11 also gives guidance and standards to different areas. The key elements to consider in achieving a sustainable neighbourhood are further expanded in the following sections.
- Housing and Sustainable NeighbourhoodsDoughiska Ardaun Roscam Renmore Mervue Ballybaan Castlegar Tuam Road Tirellan Ballinfoile Bohermore College Road Long Walk Woodquay City Core Lough Atalia Claddagh Fr. Griffin Road Taylor's Hill Westside Salthill Newcastle Shantalla Dangan Knocknacarra Ballyburke Ballymoneen KEY Outer Suburbs Established Suburbs Inner Residential Areas City Centre Residential Fig 3.1 Galway City Neighbourhood Areas Galway City Development Plan 2023-2029 73
- Housing and Sustainable Neighbourhoods 74 Galway City Development Plan 2023-2029 Urban Context New residential development in both existing and new neighbourhoods will need to have regard to the surrounding context. In certain cases, residential development by virtue of scale or location, may be able to create its own character. In cases of infill, new residential development will need to respect and respond positively to the character of the area and have regard to the wider context including the existing pattern of development, plots, blocks, streets and spaces. Of importance also are the linkages between new housing and local services, the green network, public transport and active travel network. New residential development will need to consider the layout of adjoining developments supporting opportunities for connections between streets and open spaces, while establishing its own character and legibility. Within existing neighbourhoods, designated residential open spaces which have a high amenity value and which are allied to existing residential developments will be protected for such use. Exceptions to allow for infill development on designated residential amenity open spaces will only be considered on underutilised lands which do not contribute positively to the urban structure and form and lack community value. Such infill development will only be considered where it contributes to placemaking and community, improves the quality of the neighbourhood and can enhance the built environment with better informal supervision of the public realm. Residential Densities To support population increases and reflect national policy on compact growth and in order to render efficiencies from infrastructural investment, higher residential densities are required at appropriate locations, especially in conjunction with public transport facilities and active travel networks. Well designed and located high density housing can enhance the viability of services, reduce energy demand and add to the vitality and vibrancy of existing neighbourhoods and provides greater housing choice. Guidance with regard to higher density residential development is set out in the Sustainable Residential Development and Compact Settlements – Guidelines for Planning Authorities 2024 and the Sustainable Urban Housing: Design Standards for New Apartments Guidelines (2020). In addition the Galway UDBHS (2021) gives direction on the suitability of different neighbourhoods in the city to accommodate increased densities. This study was carried out to accord with an objective of the Galway Metropolitan Area Strategic Plan (MASP) and having regard to the Urban Development and Building Height Guidelines. The capacity of areas to accommodate increased density was based on a range of criteria. This included scope for regeneration and consolidation, proximity to service centres and the green network, access to sustainable transport and scope to achieve carbon reductions. This approach has taken account of sensitivities including protected views, the historic city core, natural heritage and existing character and residential amenity. Application of density standards will be balanced with general criteria such as standards of layout and design, architectural quality and provision of open space. In the established neighbourhoods, residential densities will be required to be balanced with protection of existing residential amenity and character of these areas. For Galway City, net residential densities will generally be in the range 50–200 dwellings per hectare (dph) in central and inner urban neighbourhoods, and 35–100 dph in suburban and urban extension locations, in accordance with the Sustainable Residential Development and Compact Settlements – Guidelines for Planning Authorities 2024. Higher densities will normally be sought at public transport nodes and along highcapacity public transport corridors. On strategic residential lands identified in the core strategy, a target density range of approximately 60–80 dph will normally be sought, subject to design quality, site context and infrastructure capacity.
- Housing and Sustainable Neighbourhoods Galway City Development Plan 2023-2029 75 Application of density standards will be balanced with general criteria such as standards of layout and design, architectural quality and provision of open space. In the established neighbourhoods, residential densities will be required to be balanced with protection of existing residential amenity and character of these areas. Housing Mix The creation of successful residential neighbourhoods is about the provision of opportunities for homes which respond to the housing needs of people at all stages of life and where communities can become established and grow. Providing a mix of house types and sizes supports ‘lifetime communities’ where people can access accommodation suitable to their needs over their lifetime within their neighbourhood. It allows for sustainable use of community services and increased social inclusion. It can also provide a more attractive residential development due to diversity of form. Proposed residential developments will need to provide sufficient housing mix to meet the requirements of different households and demographics and in particular to reflect emerging household trends. The provision of live-work homes to accommodate small enterprise and home working can add to housing diversity and will be considered having regard to impact on residential amenity, traffic generation and car parking. Housing Stock and Adaptability Within all neighbourhoods, there is also scope for reuse/adaption of existing building stock for residential use. The Council will encourage the refurbishment of older buildings and the bringing of unused or underused buildings into use, or converting buildings from other uses to residential use supporting an increased population. The conversion of buildings from other uses to residential use will be considered having regard to the value to the neighbourhood of the existing use proposed to be replaced. Extensions and modifications to dwellings can enable people to meet their changing needs. Such development will be required to have regard to Development Plan standards, impact on surrounding residential amenity and also to consider the potential for sustainable benefits through design.
- Housing and Sustainable Neighbourhoods 76 Galway City Development Plan 2023-2029 Open Space and Amenities The best open spaces are those which not only provide for safe play, passive and active recreation and relaxation but also contribute to the development of good placemaking and a sense of identity and community. Open spaces can support biodiversity and pollinator friendly species, they can assist in carbon capture and provide valuable habitat. They can also support nature based solutions in particular Sustainable Urban Drainage Systems (SUDS). To give new developments a context and identity, open space should be designed to incorporate existing natural features such as trees, hedgerows, slopes and rock outcrops. Open spaces should be well designed and integrated into the layout of development. They should be accessible, overlooked and allow for passive surveillance to maximise safety and security. They should provide an attractive outlook to the neighbourhood and serve a range of amenity functions and support biodiversity. Open spaces should be designed to complement Galway as a Child Friendly City through provision of appropriate recreation facilities and these measures will need to be incorporated into the open space design proposals.
Source Galway City Council: Galway City Development Plan 2023–2029 (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.