Development plan · Kildare County Council
Kildare County Development Plan 2023–2029 — Chapter 3: Housing
One part of the council's development plan written statement, which the council publishes in parts. Variations adopted since are not in this text.
Kildare County Council · 2023–2029 · 48 pages
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- Development at the Edge of Larger Towns The Sustainable Residential Development in Urban Areas - Guidelines for Planning Authorities, DEHLG (2009) states that the greatest efficiency in land usage on Outer Suburban / ‘Greenfield’ sites in Larger Towns will be achieved by providing net residential densities in the general range of 35-50 dwellings per hectare and such densities (involving a variety of housing types where possible) should be encouraged generally. Furthermore, the Guidelines state that development at net densities less than 30 dwellings per hectare should generally be discouraged in the interests of land efficiency, particularly on sites in excess of 0.5 hectares. Circular letter NRUP 02/2021 provides the following clarification with respect to applying the above densities to Outer Suburban / ‘Greenfield’ sites in Larger Towns: • The Sustainable Residential Development in Urban Areas - Guidelines for Planning Authorities, DEHLG (2009) define larger towns as having a population in excess of 5,000 people up to the accepted city scale of 50,000 people. • Given the very broad extent of this range and variety of urban situations in Ireland, it is necessary for An Bord Pleanála and Planning Authorities to exercise discretion in the application and assessment of residential density at the periphery of large towns, particularly at the edges of towns in a rural context. • Accordingly, the full range of outer suburban density, from a baseline figure of 30 dwellings per hectare (net) may be considered, with densities below that figure permissible to facilitate a choice of housing types provided that, within a neighbourhood or district as a whole, average densities achieve the minimum recommended standards of the Guidelines. Development within Smaller Towns and Villages Circular letter NRUP 02/2021 points out that the Sustainable Residential Development in Urban Areas - Guidelines for Planning Authorities, DEHLG (2009) cautions against large scale, rapid development that may overwhelm and detract from the quintessential character of towns and villages that have developed slowly and organically over time, and furthermore, clarifies that there is already clear scope for greater variation in density in smaller towns, but that this should not lead to provision for disproportionate development in such places through excessive zoning. Policy It is the policy of the Council to: HO P5 Promote residential densities appropriate to its location and surrounding context.52
- Objectives It is an objective of the Council to: HO O4 Ensure appropriate densities are achieved in accordance with the Core Strategy in Chapter 2 of this Plan, and in accordance with the principles set out in Guidelines for Planning Authorities on Sustainable Urban Development (Cities, Towns and Villages), DEHLG, 2009, Urban Design Manual: A Best Practice Guide, DEHLG, 2009; Urban Development and Building Height Guidelines for Planning Authorities (2018); and with reference to Circular Letter NRUP 02/2021 (April 2021). HO O5 Encourage increased densities that contribute to the enhancement of a town or village by reinforcing street patterns or assisting in redevelopment of backlands and centrally located brownfield sites 3.8 Protecting Existing Residential Amenity Residential amenity is influenced by a range of factors, such as private outdoor amenity space, privacy, and natural light. The relationship of buildings to each other and their individual design can have a significant impact on these factors and on residents’ comfort. In older residential areas, infill development will be encouraged, while still protecting the existing residential amenity of these areas. Objective It is an objective of the Council to: HO O6 Ensure a balance between the protection of existing residential amenities, the established character of the area and the need to provide for sustainable residential development is achieved in all new developments. 3.9 Regeneration, Compact Growth and Densification A key objective of the NPF and RSES is to increase the density of development in all built up areas, in order to achieve the indicated population targets in a compact and sustainable manner. Increased densities will facilitate optimising the use of serviced lands and maximising the viability of investment in social and physical infrastructure, in particular public transport. It will be necessary to make the best possible use of under-utilised land and buildings, including ‘infill’, ‘brownfield’ and publicly owned sites and vacant and under-occupied buildings, with higher housing and jobs densities, serviced by existing and proposed facilities and public transport. The existing housing stock of County Kildare provides a valuable resource in terms of meeting the needs of a growing population and its retention and management is of considerable importance. Carefully managing the sustainable growth of compact cities, towns and villages will add value and create more attractive places in which people can live and work.53
- Activating these strategic areas and achieving effective density and consolidation, rather than the creation of further urban sprawl, is a top priority. Policy It is the policy of the Council to: HO P6 Promote and support residential consolidation and sustainable intensification and regeneration through the consideration of applications for infill development, backland development, re- use/adaptation of existing housing stock and the use of upper floors, subject to the provision of good quality accommodation. Objectives It is an objective of the Council to: HO O7 Promote, where appropriate and sensitive to the characteristics of the receiving environment, increased residential density as part of the Council’s development management function and in accordance with the Sustainable Residential Development in Urban Areas – Guidelines for Planning Authorities and the accompanying Urban Design Manual, DEHLG, May 2009. HO O8 Support new housing provision over the Plan period to deliver compact and sustainable growth in the towns and villages in the County, and supporting urban renewal, infill and brownfield site development and regeneration, to strengthen the roles and viability of the towns and villages, including the requirement that at least 30% of all new homes in settlements be delivered within the existing built- up footprint. HO O9 Promote the transformation of key brownfield sites and identified regeneration areas into successful socially integrated neighbourhoods and promote area regeneration in parts of the urban centres which require physical improvement and enhancement in terms of quality of life, housing and employment opportunities. HO O10 That the future development of institutional land be cognisant of the historical and cultural importance of the land including through, inter alia, the quantitative and qualitative provision of open space required under Section 15.6.6 (Chapter 15 – Development Management Standards) and the sensitive reuse of Protected Structures within the site. HO O11 Support the revitalisation of the social and physical fabric of town and village centres by: a) Resisting, and where the opportunity arises, reversing the loss of residential use on upper floors. b) Supporting the use of the upper floors of existing town and village centre buildings for appropriate uses, including residential.54
- HO O12 Support and promote the renovation and re-use of obsolete, vacant and derelict homes, through the following measures: (i) Encourage the redevelopment and reuse, including energy retrofitting, of the existing housing stock. (ii) Support Government programmes and incentives to bring empty homes into use through various means, including potential expansion of the Town and Village Renewal Scheme as referred to in the Government’s Rural Development Policy 2021-2025. (iii) Maximise the effective use of local authority housing stock and minimise local authority housing stock vacancy, including through effective refurbishment and retrofitting of older stock where appropriate. (iv) Promote the conversion of vacant properties into new social and affordable homes through schemes including the Repair and Leasing Scheme and the Buy and Renew Scheme. Kildare County Council will endeavour to promote these schemes and encourage owners of vacant properties to avail of these schemes, directly or in cooperation with Approved Housing Bodies. HO O13 Promote the design and delivery of environmentally sustainable and energy efficient housing, including through the refurbishment and upgrading of existing stock. HO O14 Continue to work with developers and residents of private residential developments, where possible, to address public safety and environmental/infrastructural issues within unfinished housing estates. 3.10 Mix of Dwelling Types 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. Over a 20-year period (1996 to 2016), Kildare experienced a 64.8% (+87,512) increase in its population base - the second highest rate in the State, compared to the state average of 31.3%. This is explained by high levels of natural increase (birth rate) and a strong performance in estimated net migration. The population of County Kildare is expected to rise by c. 44,000 people between 2016 and 2031, which equates to a 19.7% increase. Census 2016 recorded an average household size of 3.0 people for County Kildare, up from 2.94 in 2011, but down from 3.19 in 2002 and 3.01 in 2006. Notwithstanding the modest increase in household size between 2011 and 2016, it is likely that household size will start to fall again. The National Planning Framework indicates that the average household size is expected to decline nationally to 2.5 people by 2040. By the end of the HNDA period, 2031, it is forecast that the average household size for County Kildare will fall to 2.77. Kildare has a rapidly increasing ’65 and over’ age cohort. According to Census 2016,55
- there were 22,104 people over 65 living in Kildare in 2016, representing 10% of the county’s population, a figure which represents a 32.2% increase in that cohort of the population from the 2011 census. The Kildare Age Friendly Strategy 2019-2021, reports that the ageing of the population from this point onwards will represent one of the most significant demographic and societal developments and challenges that Ireland has encountered. It is projected that by 2031, 16% of the population of County Kildare will be over the age of 65 years, with this rate increasing to 21% by 2040. The county also has a high level of population in the 0-14 age cohort. In addition, according to Census 2016, 79% of all 2 person households were either a married couple or cohabitating couple household with no children, compared to the State average of 66%, and while a proportion of these may be ‘empty nesters’, there is a strong likelihood that many of these households could expand to 3 or 4 person households within the lifetime of this strategy. 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 people at different stages of the life cycle; the existing social mix in the area; the need to cater for specialist groups such as older or disabled people 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. Therefore, this Plan sets out to ensure that new residential development provides a wide variety of housing types that reflect and cater for the diverse housing needs of the county’s population. Housing variety and mix will be carefully considered when assessing planning applications for all residential developments. Where required a statement should detail the proposed housing mix and why it is considered appropriate, having regard to the issues outlined above. Policy It is the policy of the Council to: HO P7 Encourage the establishment of sustainable residential communities by ensuring a wide variety of housing typologies and tenures is provided throughout the county.56
- Objectives It is an objective of the Council to: HO O15 a) Require that new residential developments provide for a wide variety of housing types, sizes and tenures. b) Specify target housing mixes, as appropriate, for certain sites and settlements as part of the Local Area Plan process. c) Require the submission of a ‘Statement of Housing Mix’ with all applications for 10 or more residential units. d) Require that all new residential developments in excess of 5 residential units provide for a minimum of 20% universally designed units in accordance with the requirements of ‘Building for Everyone: A Universal Design Approach’ published by the National Disability Centre for Excellence in Universal Design. Further detail in respect of unit mix is set out in Chapter 15: Development Management Standards HO O16 Promote the provision of high-quality apartments within sustainable neighbourhoods by achieving suitable levels of amenity within individual apartments, and within each apartment development, and ensuring that suitable social infrastructure and other support facilities are available in the neighbourhood. Apartment development must be designed in accordance with the provisions of Sections 15.2, 15.3 and 15.4 (Chapter 15), where relevant, to ensure a high standard of amenity for future residents. HO O17 Require new apartment developments to comply with the Specific Planning Policy Requirements and standards set out in the Apartment Guidelines for Planning Authorities (Department of Housing, Environment and Local Government, 2020), where relevant particularly in relation to paragraph 3.8(a) of same which requires that the majority of all apartments in any proposed scheme of 10 or more apartments shall exceed the minimum floor area standard for any combination of the relevant 1, 2 or 3 bedroom unit types, by a minimum of 10% (any studio apartments must be included in the total, but are not calculable as units that exceed the minimum by at least 10%). HO O18 Support high-quality design in new housing and to promote housing that is attractive, safe, and adaptable to the needs of existing and future households. Kildare County Council will support innovative construction methods to deliver sustainable and adaptable housing. HO O19 Support housing design that contributes to climate resilience and climate mitigation, including innovative low carbon construction methods and the reduction of embodied energy in newly built homes, in line with Goal 3 of the Kildare County Council Climate Change Adaptation Strategy 2019 – 2024.57
- 3.11 Specialist Provision The National Planning Framework supports continued progress towards achieving a more inclusive society that supports our citizen’s basic human rights and assists in helping people to gain access to a better quality of life. It is a strategic principle of the development plan to develop a network of sustainable neighbourhoods which have a range of facilities, a choice of tenure and universally designed adaptable house types, promote social inclusion and integration of all minority communities. Social inclusion is about ensuring that everyone has equal opportunity to participate in and contribute to, community life regardless of their age, ability, nationality, ethnic group, religion or any other of the many characteristics that contribute to diversity in our communities and society. There are a number of groups with specific design and planning needs that must be considered in the planning and design of the built environment and in the location of social and community facilities. These groups include older persons, children and young people, people with disabilities, ethnic minorities, and the Traveller community. Policy It is the policy of the Council to: HO P8 Ensure that groups with specialist housing needs, such as older persons, people with disabilities, the homeless, Travellers, those in need of emergency accommodation including those fleeing domestic violence, are accommodated in a way suitable to each of their specific needs. 3.11.1 Older Persons The Kildare Age Friendly Strategy 2019-2021 reports that the ageing of the population from this point onwards will represent one of the most significant demographic and societal developments and challenges that Ireland has encountered. ESRI projections indicate that the number of people over the age of 65 in Ireland will reach 1.3 million by 2040 or about 23% of the total population, compared to 13.5% in 2016. According to Census 2016, there were 22,104 people over 65 living in Kildare in that year, representing 10% of the county’s population. It is anticipated that by 2031, 16% of the population of County Kildare will be over the age of 65 years, with this rate increasing to 21% by 2040. The changing nature of the age profile of the county requires greater consideration of the housing needs of older persons. There are two aspects which need to be addressed in order to provide housing for older persons: - Sheltered housing, nursing homes and other residential facilities catering specifically for older persons should be appropriately located close to public transport, community facilities, retail and other amenities.58
- - For those who wish to continue to live independently in their community but wish to rightsize / downsize, it is important to provide a range of attractive and appropriately located accommodation choices which will in turn address the underutilisation of larger houses, particularly in more established areas. Older persons require housing that is appropriate and responsive to more complex needs, enabling them to enjoy more active, healthy and socially connected lives and to age healthily and safely within their community. The NPF recognises that in providing a more seamless and appropriate continuum of housing choices with appropriate supports for older persons and a built environment that is attractive, accessible, and safe, older persons will be supported and motivated to enjoy more active, healthy and connected lives and to age confidently and comfortably in their community. The ‘Housing Options for Our Ageing Population Policy Statement’, jointly published in 2020 by the Department of Housing Planning and Local Government and the Department of Health refers to McAuley Place in Naas as a case study which highlights the importance of location when choosing appropriate housing and how a suitable location can help older persons to age in place. McAuley Place consists of 53 selfcontained apartments in the centre of Naas town, on the grounds of the former Convent of Mercy. It is a managed service providing centrally located housing for older persons who are capable of independent living. Kildare County Council acknowledges McAuley Place as a national exemplar model of housing for older persons and will seek to identify further opportunities in towns in each MD throughout the County for the Council (and other appropriate bodies) to expand this supported housing market. Objectives It is an objective of the Council to: HO O20 Support the delivery of housing options to meet the needs of older persons and support older persons to live independently in active retirement, where possible. HO O21 Meet the needs of older persons and people with a disability by requiring the provision of alternative accommodation, such as ageappropriate homes, independent and assisted living units, day-care facilities, nursing homes and specialised care units (e.g. dementia specific units) to meet the needs of older persons and to facilitate the provision of a range of housing options for older persons in central, convenient and easily accessible locations, integrating such housing with mainstream housing through the application of a location specific objective (Specific Local Objectives (SLO)) at appropriate and optimised strategic locations particularly on Council owned lands in mandatory Local Area Plans in County Kildare.59
- HO O22 Support the provision of specific purpose-built accommodation, including assisted living units and lifetime housing and adaptation of existing properties, which will include opportunities for ‘downsizing’ or ‘right sizing’ within communities. HO O23 Promote co-location of facilities (including childcare facilities and facilities for older persons) at sustainable locations where they can avail of existing and planned social and community infrastructure, in particular, and to examine a range of community facilities and to encourage meanwhile use in some cases. HO O24 Support the implementation of the Kildare Age Friendly County Strategy 2019-2021 (and any subsequent strategy), promoting the delivery of Lifetime Homes and to support the provision of housing that is adaptable for an ageing population. The Council will also support and promote, in a timely manner, the delivery of specialist accommodation appropriate to the specific needs and wishes of older persons in co-operation with the voluntary sector, AHBs, the HSE, and other relevant bodies. HO O25 Engage and develop strategies with the Approved Housing Bodies with responsibility for housing for older persons to develop accommodation in town centres more suited to those with reduced mobility. Actions The Council will: HO A1 Promote McAuley Place, Naas, as a national exemplar model of housing for older persons and will seek to identify further opportunities in towns in each MD throughout the County for the Council (and other appropriate bodies) to expand this supported housing market. HO A2 Undertake an evidence-based qualitative assessment to establish the demand for age-specific housing options, including ‘right-sizing’ within County Kildare. 3.11.2 People with Disabilities Kildare County Council is committed to implementing the framework for the delivery of housing for disabled people as set out under the ‘National Housing Strategy for Disabled People’ 2022-2027. The Vision for the Strategy is to facilitate disabled people to live independently with the appropriate choices and control over where, how and with whom they live, promoting their inclusion in the community and to further enable equal access for disabled people to housing, with integrated support services.60
- Objectives It is an objective of the Council to: HO O26 Support access for people with disabilities, to the appropriate range of housing and related support services, delivered in an integrated, timely and sustainable manner, which promotes equality of opportunity, individual choice, and independent living. HO O27 Support and direct funding into the provision of specific purpose-built accommodation, including assisted/ supported living units, lifetime housing, and adaptation of existing properties in a manner that would not cause any undue delay to the delivery of same. HO O28 Support and provide housing that meets the diverse needs of disabled people and to implement the County Kildare Access Strategy - A Universal Access Approach 2020-2022 (and any subsequent reviews and plans). The Council will support and promote the principles of Universal Design in new and refurbished housing and in community buildings in the County. Actions The Council will: HO A3 Ensure that all Kildare County Council new build housing stock is in compliance with Part M of the Building Regulations. HO A4 In line with the Objectives and Actions in respect of Accessible Housing contained in the ‘County Kildare Access Strategy - A Universal Access Approach 2020-2022’, to ensure, measure and monitor that 10% of acquired housing stock meets the needs of those with a disability and 12% of Kildare County Council new builds are universally designed, and have regard to any revised actions in updated versions of the Access Strategy. HO A5 Monitor the number of housing acquisitions and new builds and ensure that they meet the needs of those with a disability. HO A6 Promote Ballymore Eustace as a national exemplar model of an agefriendly, universally accessible, climate-friendly village and seek to facilitate and support this model for other settlements within County Kildare. 3.11.3 Homeless Homelessness requires an inter-agency approach to provide housing options for those who need it. In line with the RSES and the Mid-East Region Homelessness Action Plan 2021-2023, the Council will continue to implement the Homeless Action Plan 2019-2021 and will continue to work in conjunction with voluntary groups and other agencies in the provision of emergency accommodation for the homeless and for those in need of crisis facilities.61
Source Kildare County Council: Kildare County Development Plan 2023–2029 — Chapter 3: Housing (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.