Kilkenny City and County Development Plan 2021–2027 — Volume 2

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   Core Strategy Kilkenny City and County Development Plan Volume 2 21 exercise and local planning framework to deal with movement, public realm, design and other issues that are best addressed at a neighbourhood level rather than at an individual site scale19. Due to its location, scale and form the site has the potential to be a location for a significant proportion of residential uses, and some higher buildings on a portion of the site in line with Government Guidelines20. 2.5 Active Land Management Vacant Sites As part of the active land management strategy of the Council there are a number of significant sites within the City that will make a significant contribution to the growth of the City in a compact form. Through the Council’s active land management policy, a total of 14.8 hectares of vacant land has been identified within the built-up area of the City. Applying an average density of 35 units per hectare, this land has the potential to deliver 490 residential units during the plan period. This alone is equivalent to 37% of the overall City growth targeted under the Core strategy. (See Table 2.2 under Section 2.2.1 Land Requirements.) Derelict sites & Vacant Homes Compulsory Purchase Orders (CPOs) for the purchase of six derelict and vacant homes were issued in Kilkenny City and it is anticipated the process will be completed during the lifetime of the plan. 2.6 Previous City Centre Studies City Centre Local Area Plan The City Centre LAP was adopted by the Borough Council in 2005. The City Centre LAP has expired, but notwithstanding this, the Council will continue to implement the following provisions. The City Centre Local Area Plan acknowledged the added dynamism and interest that particular nonretail uses, specifically cafes, restaurants, public houses and bars (but excluding fast food outlets) can bring to a retail centre. However, there is a need to strike a balance between the need to maintain the dominant role of the retail function of the city centre and the wider aim of increasing the city 19 Urban Development and Building Heights Guidelines for Planning Authorities December 2018 20 ibid Objective C2E Develop a masterplan for the former Mart (Ref. Z10) site either by the Planning Authority or jointly with the developer to deal inter alia with the mix of uses, phasing of development, movement, public realm, design, building heights etc.

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   Core Strategy Kilkenny City and County Development Plan Volume 2 22 centre population and protecting the amenities of existing residents. The Local Area Plan states that such uses will be encouraged to locate in the area but should be dispersed to prevent a clustering and that a high quality of design should be achieved. Policy P.L.U.4 of the Local Area Plan states: The Council will have regard to the following considerations in the assessment of applications for change of use in the retail core: • The number and proximity of similar uses already operating in the immediate area. • The scale of the proposed outlet. • The physical impact of the proposed use on the internal structure of the building in which it will be located. • The quality of the shopfront design and associated signage. • The relevant Specific Objectives of this Local Area Plan in respect of inappropriate land uses and the public realm. For public house and entertainment use, the Council will control the location, size and activities of entertainment uses that are likely to attract significant numbers of people, in particular public houses with large floor areas with or without other entertainment and night clubs, in order to safeguard the general amenity, environmental quality, residential amenity, character and function of the area. In applications for such developments the onus will be on the applicant to demonstrate that the proposed new entertainment use, or extension to existing use or variation in opening hours would not cause harm to general amenity, environmental quality, residential amenity or the established character and function of the area. Section 2 of the City Centre Local Area Plan contains a development strategy for the city centre consisting of traffic management and urban design policies. The Council will continue to implement the provisions of section 2 of the LAP relating to transport, car parking, urban design and land uses. In the interests of clarity where a conflict arises between the original LAP document and the adopted Development Plan then the Development Plan will take precedence. 2.7 Employment Land As part of the development strategy, the major employment areas are shown on Figure CS2 Core Strategy. These are located south of the N10 Ring Road at Smithsland, at Joinersfolly, Loughboy and Danville, the Hebron Road, Purcellsinch and a Business Park zoning at Leggestrath. These land banks are strategically located close to existing transportation corridors such as the N9/N10, the Ring Road extension and the N10 motorway link. In all, a total of approximately 167ha (412 acres) of greenfield land is available in the various business and industrial zones. South of the N9/N10 at Smithsland, Joinersfolly, Loughboy and Danville is a strategic parcel of lands that can cater for Enterprise, Business and Technology parks for Foreign Direct Investment through the IDA and quality industrial lands catering for small and medium enterprises. In this area there are 106 acres of greenfield uncommitted land available for development. There is also

3. Page 33

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   Core Strategy Kilkenny City and County Development Plan Volume 2 23 a further 25 acres of zoned land where permission has been granted for 21 serviced industrial sites. With increasing intensity of development in these areas, movement to and from these locations can be problematic particularly at peak times due to limited forms of alternative transport to the car. There is a requirement to develop a link from the IDA lands/Bohernatounish Road to the Waterford Road to provide for alternative access points for all modes of transport. 2.8 Other opportunity sites To enable brownfield/opportunity site development within the city, outside of those areas specified above, planning policies and standards will be flexibly applied, focusing on design-led and performance-based outcomes, rather than specifying absolute requirements in all cases. In particular, general restrictions on building height or universal standards for car parking or garden size may not be applicable in all circumstances in the City and in appropriate situations, performancebased criteria may be applied. For example, in relation to car parking, in central sites some relaxation may be applied to the car parking standards as the provision of car parking in the vicinity may service the development sufficiently. Hebron Road In order to stimulate re-development along the Hebron Road, a Mixed-Use zoning was introduced for that area in the 2008 – 2014 Development Plan. This was in recognition of the anticipated completion of the M10 Motorway project resulting in the Hebron Road becoming one of the direct entrance points to the city. The historical land uses along the Hebron Road do not reflect or promote the future role of this road as an entrance corridor to the city. A limited amount of redevelopment has taken place but there is considerable road frontage to be redeveloped. It is considered appropriate therefore to continue this Mixed-Use zoning. An Urban Design Strategy21 was completed for the Hebron Road in 2017. Any development that takes place along this corridor will have to reflect and promote the role of the Hebron Road as an entrance corridor to the city and reflect the objectives of the Urban Design Strategy. This will require a high quality built environment. 21 Kilkenny County Council, Hebron Road Urban Design Strategy, 2017 Objective C2F To implement the Urban Design Strategy for the Hebron Road as resources permit and as redevelopment opportunities arise.

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   Core Strategy Kilkenny City and County Development Plan Volume 2 24 2.9 Zoning Objectives for Kilkenny City The purpose of zoning is to indicate to property owners and the general public the type of development which the Planning Authority considers most appropriate in each land use category. Zoning is designed to reduce conflicting uses within areas, to protect resources and, in association with phasing, to create a basis for investment in public and private infrastructure and facilities thereby ensuring that land suitable for development is used to the best advantage of the community as a whole. (See Figure CS4 City Zoning Objectives.) Zoning policy must also have regard to the strategic policies underlying the Development Plan. These include the principles of sustainable development, the integration of land use and transportation planning, the concept of the compact city, the neighbourhood strategy and the protection of natural resources. The zoning strategy is designed to ensure that adequate, suitably located and serviced land is available to cater for the orderly development of the City and Environs having regard to: • The need to deliver a compact urban form for the City & Environs and reduce urban sprawl • The need to deliver the concept of the 10-Minute City • The need to reduce reliance on private transport and increase cycling and walking • The maintenance of a clear line between the built-up urban area and the rural area • The promotion of sustainable residential densities in the City • The promotion of balanced development between different areas of the City • The promotion of the neighbourhood concept • The maintenance of a vibrant and vital city centre In this section: • Permitted Use means a use which is acceptable in the relevant zone. However, it is still the subject of the normal planning process. Uses listed under each zoning objective are generally acceptable in principle in the relevant zones. The schedule of Permitted Uses is intended as a guideline in assessing development proposals and should not be regarded as being exhaustive. • Open for Consideration means a use which may be permitted where the Planning Authority is satisfied that the suggested form of development will be compatible with the policies and objectives for the zone, and will not conflict with the permitted uses and also conforms with the proper planning and development of the area.

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   Core Strategy Kilkenny City and County Development Plan Volume 2 25 Areas of Strategic Reserve Areas of Strategic Reserve are included on the zoning map of Kilkenny City (See Figure CS4). These areas will provide for the expansion of the city beyond the period of this Plan (post 2027). Following substantial progress being made in the development of the Breagagh and Loughmacask neighbourhoods, appropriate planning framework documents will be prepared for some of the areas of Strategic Reserve as required in the longer term. Objective: To conserve and protect Strategic Reserve land from interference from non-agricultural uses. To prevent premature development of agricultural land adjacent to development areas. Permitted uses: Agriculture, horticulture, public service installations. Open for consideration: Public Open Space, guesthouse, restaurant, dwelling houses in certain limited cases, as outlined below, halting site, private open space, school, other uses not contrary to the proper planning and development of the area, extensions to existing developments. Housing on Strategic Reserve lands: Housing will be restricted to the following categories of persons: Immediate members of farmers’ families (sons/daughters) where the land is being actively farmed by that family. The basis of this policy is to preserve the existing agricultural use of the areas zoned for Strategic Reserve. At present there are a number of uses operating within this area, and extensions and expansions of these uses will be considered on their own merits, where they will not jeopardise the longer-term strategic use of the land. Flood Risk: All proposed development within this zone which falls within flood zone A or B shall be subject to a site specific flood risk assessment. No highly vulnerable uses (as set out in the Flood Risk Management Guidelines) other than extensions to existing structures and uses, will be permitted within Flood Zone A or B. Less vulnerable uses will also not be allowed within Flood Zone A other than extensions to existing structures and uses as set out in the Flood Risk Management guidelines. Existing Low Density Residential Objective: To protect, provide and improve residential amenities at low density. Low density housing is defined as not more than 10 units per ha (4 per acre) on average and must have regard to the character of the area. Permitted uses: Dwellings, open spaces, places of worship, community facilities, halting sites, public service installations, childcare facility, nursing homes, bed and breakfast establishments and guesthouses, home-based economic activity, parks and open spaces, playing fields, local convenience shop, nursing homes, and medical centre. Open for consideration: public house, hotel, restaurant.

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   Core Strategy Kilkenny City and County Development Plan Volume 2 26 Existing Residential Objective: To protect, provide and improve residential amenities. Permitted uses: Dwellings, open spaces, places of worship, community facilities, halting sites, public service installations, childcare facility, nursing homes, Bed and breakfast establishments and guesthouses, home-based economic activity, parks and open spaces, playing fields, local convenience shop, nursing homes, and medical centre. Open for consideration: Public house, hotel, restaurant, temporary car park*. *’temporary’ is defined as no longer than 5 years from the date of permission granted unless a sustainable case can be put forward for a further extension. New Residential Objective: To protect, provide and improve residential amenities. Permitted uses: Dwellings, open spaces, places of worship, community facilities, halting sites, public service installations, childcare facility, nursing homes, bed and breakfast establishments and guesthouses, home-based economic activity, parks and open spaces, playing fields, local convenience shop, nursing homes, and medical centre. Open for consideration: public house, hotel, restaurant. General Business Objective: To provide for general development. Permitted uses: Dwellings, retailing, retail warehousing, wholesale outlets, offices, public buildings or places of assembly, cultural or educational buildings, recreational buildings, halting sites, hotels, motels, guest houses, clubs, private garages, open spaces, public service installations, medical and related consultants, restaurants, public houses, coffee shops/cafes, petrol stations, car parks, halls or discotheques, and other uses as permitted and open for consideration in residential zoning. Uses outlined in the Abbey Quarter masterplan and Urban Design Code within the Abbey Quarter area. Open for consideration: open space, workshop or light industry. Neighbourhood Centre Objective: To provide for local shopping, non-retail services, community and social needs. Permitted uses: Supermarket (for local neighbourhood needs), newsagents, car park, office above street level, place of worship, library, public building or place of assembly, cultural or recreational

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   Core Strategy Kilkenny City and County Development Plan Volume 2 27 facility, leisure centre, medical consultancy, playgroup or crèche, restaurant, public house, hotel/ motel, guest house, coffee shop, travel agents. Open for consideration: open space, workshop or light industry above street level, off license, residential. Amenity / Green links/Biodiversity conservation/ Open Space/Recreation Objective: To allow for green links and biodiversity conservation and to preserve, provide and improve recreational open space. Permitted uses: Open space, sports clubs, recreational buildings, stands, pavilions, agricultural uses, halting site, and public service installations. Flood Risk: All proposed development within this zone which falls within flood zone A or B shall be subject to a site-specific flood risk assessment. No highly vulnerable uses (as set out in the Flood Risk Management Guidelines) other than extensions to existing structures and uses, will be permitted within Flood Zone A or B. Less vulnerable uses will also not be allowed within Flood Zone A other than extensions to existing structures and uses as set out in the Flood Risk Management guidelines. Community Facilities Objective: To protect, provide and improve community facilities. Permitted uses: Educational facilities, incubator businesses linked to established third level facilities, religious and cultural facilities, public buildings, churches, hospitals, convents, community centres and halls, school playing fields, hostels, halting sites, cemeteries, libraries, public service installations and nursing homes*. *In the case of St. Kieran’s College, employment use was established under planning ref. 17/836. There has been no perceptible negative impact on the educational uses within the college. It is considered that employment use here can be considered as acceptable in principle provided there is a clear demonstration that the education uses on the campus are not impinged. A site-specific objective is included on Figure CS4 City Zoning. Industrial/Warehousing Objective: To provide for industrial employment and related uses. Permitted uses: General industrial uses and ancillary offices, open spaces, warehouses, car and heavy vehicle parks, petrol filling stations, civic amenity/recycling centre, local convenience shop, Automated teller machines, car showrooms, advertisement structures, wholesale premises, public service installations, play school/crèche, repair garages, telecommunications structure, waste transfer stations, single retail warehousing units (excluding retail warehousing parks).

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   Core Strategy Kilkenny City and County Development Plan Volume 2 28 Open for consideration: Science and technology-based industry, restaurant, halting sites, recreational use/buildings. Industrial/ Technology Park Objective: To provide for industry and information technology-related industrial and office development and ancillary services. The purpose is to encourage mainly services type employment on a campus environment. Permitted uses: Industrial premises and office based industry, car parks, crèches, local convenience shop, Automated teller machines, open spaces, warehouses, third level education and research. Open for consideration: recreational use/buildings, public service installations and conference facilities, restaurant, waste transfer stations. Business Park Objective: To provide for commercial activity including industry, information technology-related industrial and office development and ancillary services and retail warehousing. Permitted uses: Car park, park and ride facility, childcare facility, community facility, enterprise centre, funeral home, light industry, medical and related consultants, office based industry, science and technology based industry, car showrooms, local convenience shop of not more than 100m2 (gross), automated teller machines, restaurant, conference facilities, public service installations, hotel, warehousing, including retail warehousing22. Open for consideration: recreational use/buildings, public service installations and waste transfer stations. Not Permitted: retailing other than retail warehousing Where permission is granted for retail warehousing, conditions will be attached restricting the sale of goods to bulky goods as defined in the plan and restricting the size of individual units. The Council will take enforcement action against developers to ensure compliance with these conditions. 22 Retail warehousing is defined as large single level stores specialising in the sale of bulky household goods or goods sold in bulk. Bulky Goods to be defined as: • Goods generally sold from retail warehouses where DIY goods or goods, such as flatpack furniture are of such a size that they would normally be taken away by car and not manageable by customers travelling by foot, cycle or bus or that large floor areas would be required to display them e.g. furniture in room sets, or not large individually but part of a collective purchase which would be bulky e.g. wallpaper and paint. In the interests of clarity this definition excludes such items as non-durable household goods, alcoholic and non-alcoholic beverages, tobacco, food, and small personal and household items.

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    Core Strategy Kilkenny City and County Development Plan Volume 2 29 Mixed Use Objective: To consolidate and facilitate the development of inner suburban sites for mixed use development which will allow for commercial and residential uses. Permitted uses: Dwellings, open spaces, places of worship, community facilities, halting sites, nursing homes, Bed and breakfast establishments and guesthouses, home-based economic activity, parks and open spaces, playing fields, car park, park and ride facility, childcare facility, community facility, enterprise centre, funeral home, light industry, medical and related consultants, office based industry, science and technology based industry, local convenience shop, automated teller machines, restaurant, conference facilities, public service installations, hotel, warehousing, including retail warehousing, discount food store, petrol station. Open for consideration: recreational use/buildings, waste transfer stations and public house. Agricultural Trade Objective: To develop a centre of excellence and one stop shop for agricultural related trade and activities with an emphasis on high value-added activities, by providing for agricultural trade, related uses and ancillary activities and services and to provide for industrial employment and related uses. Permitted uses: Livestock market, and related uses and agricultural trade, agricultural science and technology based industry, local convenience shop, automated teller machines, restaurant, farm/agricultural business, farm advisory business, veterinary suppliers, veterinary practitioners, general industrial uses and ancillary offices, open spaces, warehouses, car and heavy vehicle parks, petrol filling stations, civic amenity/recycling centre, car showrooms, advertisement structures, wholesale premises, play school/crèche, gym, repair garages, telecommunications structure, public service installations, waste transfer stations, garden centre. Not Permitted: the sale of higher order comparison goods as found in town centres, significant levels of non-agricultural related-office/commercial development. The total amount of non-agricultural trade uses should not extend to more than 60% of the entire floor area of buildings on site. Agriculture Objective: To conserve and protect agricultural land from interference from non-agricultural uses. To prevent development of agricultural land adjacent to development areas. Permitted uses: Agriculture, horticulture, public service installations Open for consideration: Public open space, guesthouse, restaurant, nursing home, dwelling houses in certain limited cases, halting site, private open space Housing on lands zoned Agriculture:

Source Kilkenny County Council: Kilkenny City and County Development Plan 2021–2027 — Volume 2 (2021–2027) · 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.