Kildare County Development Plan 2023–2029 — Chapter 3: Housing

1. Page 41

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   Policies It is the policy of the Council to: HO P24 Promote and facilitate the provision of sustainable alternatives to one off housing through the designation of lands specifically for serviced sites across a series of villages and rural settlements in County Kildare. HO P25 Ensure that all development on sites designated “Serviced Sites” in Volume 2 of the County Development Plan 2023-2029 comply, in full, with the KCC Serviced Sites Initiative Scheme. No development shall take place on sites designated “Serviced Sites” until such time as the KCC Serviced Sites Initiative Scheme is agreed by the Elected Members of Kildare County Council. Any development proposal submitted in advance of the schemes will be considered premature pending adoption of the KCC Serviced Sites Scheme. Objectives It is an objective of the Council to: HO O55 Identify a series of pilot project sites (private and local authority owned lands) for the initiation of a “County Kildare Serviced Sites Initiative” and progress their delivery. HO O56 Ensure that any applicant for the provision of a dwelling unit on lands designated “Serviced Sites” complies in full with the local need criteria as set out in Table 3.4 which must be satisfactorily demonstrated through the submission of documentary evidence to illustrate compliance with all housing need requirements. HO O57 Ensure that the development of any serviced sites; - Adequately addresses infrastructural requirements, including water, wastewater and surface water drainage as well as footpaths and lighting which shall link with the respective town/village/rural settlement - Provide for small scale housing developments (no more than 10 units per hectare) - Include a Design Statement for the overall site to inform the design, mix and type of the proposed dwellings - Include a clear timeframe for the delivery of the required infrastructure to service the development proposed HO O58 Following the preparation and adoption of the ‘Kildare County Council Serviced Sites Scheme Policy Document’, the Council will consider varying the Kildare County Development Plan 2023- 2029 (CDP) to incorporate additional serviced sites’ lands that are located within or adjacent to zoned or designated lands as identified in the CDP.82

2. Page 42

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   Actions It is an action of the Council: HO A7 Engage with the Department of Housing, Local Government and Heritage to leverage funding through the ‘Croí Cónaithe’ (Towns) Fund 7 to deliver serviced sites in towns and villages to cater for sustainable alternatives to one off housing in accordance with NPO 18b of the National Planning Framework HO A8 Prepare, within 6 months of the adoption of this Plan, a Kildare County Council Serviced Sites Scheme Policy Document, for the agreement of the Elected Members, to guide the development of serviced sites. This policy document shall; 1) Ensure that the delivery of ‘serviced sites’ be determined following close consultation with the relevant landowners, service providers and all other relevant stakeholders 2) Consider how best to deliver the overall scheme whether by co-operative group(s) or otherwise 3) Explore mechanisms to support the delivery of affordable homes and sites, including the provision of smaller homes and sites which would not compromise the overall quality of life for future occupants. All relevant and appropriate housing models will also be considered in order to support the delivery of affordable, high-quality homes, to support existing villages and cluster communities that are in decline or are experiencing low population growth. 3.14 Rural Residential Density A quarter of the building stock (in both rural and urban areas) in County Kildare is comprised of rural one-off housing and this figure is generally consistent with the national average, however, when assessing the overall density per square kilometre of single rural dwellings nationally, in 2002, Kildare was just one of six counties to have an average rural density in excess of 7 dwellings per square kilometre. National guidelines and the County Development Plan policy has generally been formulated to manage rural housing to avoid a proliferation of one-off houses, extensive ribbon development, piecemeal and haphazard development that erode the intrinsic character of the Irish countryside, which is both an economic resource and a tourism asset. The application of such criteria as haphazard and piecemeal development patterns, while generally clear to the planner undertaking the assessment, can be problematic for the applicant to decipher. In order to provide some guidance on the matter, the Planning Authority will (in association with other relevant criteria) assess applications for one-off housing in the countryside having regard to the overall rural residential density in the area. 7 Pathway 4; Housing for All (DoEHLG, September 2021)83

3. Page 43

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   When the density or intensity of one-off houses becomes overly concentrated in any one particular area, the rural character of the area is gradually eroded, as bungalows replace vernacular dwellings, as modern buildings replace traditional local materials, as hedgerows are replaced with a wide range of boundary treatments (including nonnative hedging, timber fencing – painted or treated in different colours, metal/weldmesh fencing, brick/concrete block/rendered/pebble dashed walls), and access lanes and boreens are replaced with tarmac driveways. The intrinsic rural character is gradually transformed into a suburban, peri-rural character. One of the evaluation criteria is the examination of Single Rural Dwelling Density (SRDD) at the scale of a square kilometre surrounding the proposed site for a one- off house. • In general, SRDDs of less than 15 units per square kilometre will be acceptable. • In very enclosed landscapes with well-defined hedgerows and/or mature trees, which would partly screen or enclose one-off houses, RRDs of c. 15 – 25 per square kilometre may be open for consideration8. • Where the RRD exceeds 30 units per square kilometre there will be a presumption against further one-off houses, however in certain circumstances the above limits on RRD9 may be exceeded subject to the exceptions outlined in Section 3.14 of Chapter 3 of Volume 1. This guideline provides a quantitative assessment of qualitative criteria such as piecemeal and haphazard development. It is not intended to be a rigid tool and there may be instances where the existing pattern of development may facilitate some consolidation of one-off housing due to the prevailing pattern in the area, local topographical conditions or in very enclosed country (defined by mature trees and hedgerows). In these instances, the planning authority may deem a site to have the capacity to absorb additional residential unit/s without any significant adverse visual/physical/environmental impact on the countryside. Generally, such one-off housing would be facilitated only in very exceptional circumstances, where there is a significant need demonstrated, for example, those actively engaged in agricultural or in an occupation heavily dependent on the land. It is important to note however, that environmental considerations and relevant standards in relation to the suitability of soils for percolation and/or potential impact on the receiving waters will take precedence to these guidelines as the environmental implications for ground water supplies and the water quality in local rivers is a serious concern. In terms of the application of these guidelines, Kildare County Council will be seeking to avoid a monotone, standardised density emerging across the countryside. For this reason, backland development will be prohibited (and ribbon development controlled) - though exceptions will be made for backland sites to active farmers and others who are applying for planning permission on their own land and whose livelihood depends on the land and who can justify a need to live at their landholding, i.e., animal husbandry. 8 Pre 1971 the greatest concentration of single rural dwellings was up to 13 per square kilometre and close to urban centres. 9 Rural density limits set out in Objective HO O59 will not apply to applicants restoring or refurbishing existing farm structures or non-habitable dwellings who comply with the local need criteria.84

4. Page 44

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   The National Planning Framework is explicit in acknowledging the contribution rural areas make to Ireland’s identity and to overall national development in economic, social, cultural and environmental terms. It further acknowledges that the Irish countryside is, and will continue to be, a living and lived-in landscape focusing on the requirements of rural economies and rural communities, based on agriculture, forestry, tourism and rural enterprise, while at the same time avoiding ribbon and over-spill development from urban areas and protecting environmental qualities. It is further recognised in the NPF and RSES that there is a continuing need for housing provision for people to live and work in Ireland’s countryside, and notes that careful planning is required to manage demand in our most accessible countryside around cities and towns, focusing on the elements required to support the sustainable growth of rural economies and rural communities. Fundamental to all of the above is the understanding that the rural landscape is a finite and to some extent now, limited resource and it is therefore critical and vitally important that this plan meets the housing needs of those who have a demonstrable and genuine economic or social need to reside in a rural area. Policy It is the policy of the Council to: HO P26 Sensitively consider the capacity of the receiving environment to absorb further development of the nature proposed through the application of Kildare County Councils ‘Single Rural Dwelling Density’ Toolkit (see Appendix 11) and facilitate where possible those with a demonstrable social or economic need to reside in the area. Applicants will be required to demonstrate, to the satisfaction of the planning authority that no significant negative environmental effects10 will occur as a result of the development. In this regard, the Council will: • examine and consider the extent and density of existing development in the area, • the degree and pattern of ribbon development in the proximity of the proposed site. Objective It is an objective of the Council: HO O59 Carefully manage Single Rural Dwelling Densities to ensure that the density of one-off housing does not exceed 30 units per square kilometre11, unless the applicant is actively engaged in agriculture, or an occupation that is heavily dependent on the land and building on their own landholding. 10 Negative environmental effects may include, inter alia, impacts on; groundwater quality, landscape character, protected habitats and designated sites. Impacts will be site specific and therefore differ from site to site and have regard to Appendix B of the ‘SEA Guidelines for Regional Assemblies and Planning Authorities’. 11 The sq. km. shall, in all instances, be measured from the centre point of the application site.85

5. Page 45

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   Note: In calculating the Single Rural Dwelling Density, key landscape features shall be excluded from the calculation area, for example, if the application site adjoins a large area of important habitat such as a natural peatland or extensive cut-away bog, a Natural Heritage Area, a Special Area of Conservation, a Special Protection Area or notable open landscape such as the Curragh, Punchestown Racecourse, Pollardstown Fen, Mouds Bog or a large protected demesne landscape (such as Castletown House or Carton House), such areas may be excluded from the calculation area and the Single Rural Dwelling Density will be applied on a pro-rata basis for the remainder of the 1 square kilometre catchment area10. This is to avoid a more intense proliferation of one-off housing immediately adjoining key landscape and habitat features or a much higher density of development emerging immediately adjoining such key landscape features which might erode the intrinsic rural character, amenity value or environmental quality of the landscape. A clearly defined urban area may be omitted from the calculations (applying a pro-rata density on the balance of area within the square kilometre buffer), however, where extensive sprawl and ribbon development extends from an urban centre or village, then these units – if they fall within the circle – may be used in the calculation of the rural residential density. If the circle/area passes through the curtilage of a residential site, then it is included within the calculation. Action It is an action of the Council: HO A9 Continue, in conjunction with All Island Research Observatory (AIRO), Maynooth University, to monitor and map the level and pattern of one- off housing in rural areas during the period of the Development Plan as a means of monitoring and informing the rural housing policy. 3.15 Environmental and Technical Considerations 3.15.1 Domestic/On site Wastewater Treatment Systems The Council will implement the provisions and standards of the Code of Practice for Domestic wastewater treatment systems (EPA, 2021) (and any amendment thereof) and the development management standards as set out in Chapter 15. Proposals for new development outside of settlements which are by accompanied by septic tanks, proprietary effluent treatment systems and percolation areas, New residential developments will be required to connect to the public water network or group water scheme where available or likely to become available. Policy It is the policy of the Council to: HO P27 Require all applications to demonstrate, to the satisfaction of the Planning Authority that the proposed development site can accommodate an on-site wastewater treatment system in accordance with the EPA Code of Practice for Wastewater Treatment Systems for single houses (2021), the County Kildare Groundwater Protection Scheme, and any other relevant documents / legislation as may be introduced during the Plan period.86

6. Page 46

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   3.16 Access and Entrances New dwelling will only be permitted where the applicant has demonstrated, to the satisfaction of the Planning Authority, that the proposed development provides a safe option in terms of access and egress and meets the road traffic safety requirements as set out in the Development Management Standards set out in Chapter 15. Policies It is the policy of the Council to: HO P28 Avoid the creation of new accesses for one-off dwellings onto national roads, to comply with the requirements of the Spatial Planning and National Roads Guidelines, DECLG (2012). HO P29 Restrict new accesses for one-off dwellings onto regional roads, where the 80km/hr speed limit applies in order to avoid the premature obsolescence of regional roads, (see Chapter 5), through the creation of excessive levels of individual entrances and to secure investment in non-national roads. HO P30 Require that proposals retain and maintain existing hedgerows in all instances, with the exception only of the section required to be removed to provide visibility at the proposed site entrance. On such cases, proposals for replacement hedgerows, including details of composition and planting must be submitted with any application which requires such removal. HO P31 Strictly control developments which require vehicular access from public roads that were formerly towpaths or from existing towpaths along the Grand Canal and Royal Canal. This is in addition to restrictions relevant to the Canals’ designation as Proposed Natural Heritage Areas (pNHAs). It is policy to consider housing applications for established families only along roads that were formerly towpaths along the Canals and that such developments will be strictly controlled. HO P32 Require that the design of entrance gateways should be in keeping with the rural setting. All applications for a dwelling in a rural area should include detailed drawings and specifications for entrance treatments. The roadside boundary should ideally consist of a sod/earth mound/ fencing planted with a double row of native hedgerow species. 3.17 Flood Risk Management Applicants will be required to comply with the requirements of The Planning System and Flood Risk Management Guidelines for Planning Authorities, DEHLG (2009) where appropriate and applicable. Policy It is the policy of the Council to: HO P33 Require that site specific flood risk assessments are carried out where required, in accordance with the requirements of The Planning System and Flood Risk Management Guidelines for Planning Authorities87

7. Page 47

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   3.18 Technical Considerations for Rural Housing Proposals in County Kildare In order to provide guidance and assist those engaging in the planning application process for a new home in a rural area in County Kildare, the Council has developed a set of basic principles under which an application would be considered (in addition to additional design and siting considerations outlined in Appendix 4). The principles set out below are intended to be a high-level checklist for applicants (or agents acting on their behalf) to consider when determining the suitability of a site or applicant for a new rural dwelling. 1. Genuine Housing Need and Future Occupancy (Sustainable Rural Housing Guidelines) An applicant seeking permission for a new rural dwelling must be building their home for their permanent occupation, must demonstrate a genuine housing need12 in accordance with the requirements of the NPF and the Sustainable Rural Housing Guidelines for Planning Authorities (April 2005, or any subsequent updates). Applicants must not already own or have been permitted a dwelling, save in demonstrable exceptional circumstances. An application for a dwelling in the rural area must be made in the name of the person for whom it is intended, and an ‘Occupancy Condition’ will be attached to any grant of permission requiring that the applicant must live in the dwelling for the first 10 years after its construction. Documentary evidence to demonstrate compliance with the above will be required to accompany all planning applications. 2. Site Selection and Appropriate Design (Appendix 4) The ‘Kildare Rural Housing Design Guidelines’ and Development Management Standards as set out in Chapter 15, will apply to all planning applications in Zones 1 and 2 as defined above. It is important that all proposals for new dwellings in rural areas in County Kildare respond to the specific characteristics and sensitivities of the receiving environment and selected site and landscape where the dwelling is proposed. New dwellings should be designed to take advantage of these specific characteristics so as to assimilate into the landscape. Applicants must also be satisfied that the dwelling would not contribute or extenuate an existing pattern of “Ribbon Development13”. 3. Rural Residential Density (Appendix 11) Determine the Rural Residential Density in the proximity of the proposed development site through the use of the Single Rural Dwelling Density - A guideline for prospective applicants and agents. 12 Speculative sale of a house is not considered to generate a genuine housing need. 13 Sustainable Rural Housing Guidelines, 2005 defines Ribbon Development where 5 or more houses exist on any one side of a given 250 metres of road frontage88

8. Page 48

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   4. Sustainable Low Carbon Design and Function Where feasible, new dwellings should incorporate lowcarbon and renewable energy technologies in services, functions, finishes and amenities. For example, use of SUDS for outdoor ground works and drives, planting for biodiversity and adequate waste segregation and storage space, as set out in the Development Management standards set out in Chapter 15. 5. Roads, Access and Traffic Safety The Council will seek to protect the carrying capacity of and safety of roads across County Kildare. Therefore, a new dwelling will only be permitted where the applicant has demonstrated, to the satisfaction of the Planning Authority, that the proposed development provides for a safe option in terms of access and egress and meets the road traffic safety requirements as set out in the Development Management Standards set out in Chapter 15. Applicants should retain and maintain existing hedgerows in all instances, with the exception only of the section required to be removed to provide visibility at the proposed site entrance. 6. Environment, Flooding and Cultural Heritage The applicant, through documentation submitted with the application, must demonstrate that the proposal meets the standards and policies as they relate to protection of the environment (e.g SAC/NHA), water quality and source protection, flood risk management and cultural heritage protection standards as set out the development management standards. All applications are required to comply with the EPA Code of Practice for Domestic Waste Water Treatment Systems (March 2021) 7. Scenic Routes As part of all planning proposals, applicants should refer to Section 13.5 of Chapter 13 (Landscape, Recreation & Amenity), and demonstrate that any scenic route referenced (either in table or map form) will not be significantly interfered with when viewed from nearby areas, viewpoints, and settlements. Table 3.5 - Technical Considerations for Rural Housing Proposals in County Kildare89

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.