Development plan · Leitrim County Council
Leitrim County Development Plan 2023–2029
The council's development plan written statement: its strategy, policies, objectives and development standards.
Leitrim County Council · 2023–2029 · 398 pages
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- 3.14 Addendum – ‘Housing for All – A New Housing Plan for Ireland’ and Affordable Housing Act 2021 The Housing Strategy and Housing Chapter 3 contained in the Plan were finalised in mid July 2021 prior to the enactment of the Affordable Housing Act 2021 on 21st July 2021 and the publication of ‘Housing for All – a new Housing Plan for Ireland’ on 2nd September 2021. Part 6 of the Affordable Housing Act 2021 was commenced with effect from 3rd September 2021 and amends Part V of the Planning and Development Act 2000. Housing for All will rely on certain elements of legislative amendments introduced in the Affordable Housing Act 2021. ‘Housing for All’ is the Government’s plan to increase the supply of housing to an average of 33,000 no. units per year over the next decade. The plan provides for an optimal mix of social, affordable and private housing for sale and rent. These measures are supported by over €4 billion in guaranteed State funding every year, the highest ever level of government investment in building social and affordable housing. The plan also includes measures to support availability of land, workforce, funding and capacity to enable both the public and private sectors to meet the targets. The plan is based on four pathways, leading to a more sustainable housing system: 1 support home ownership and increase affordability 2 eradicate homelessness, increase social housing delivery and support social inclusion 3 increase new housing supply 4 address vacancy and make efficient use of existing stock In relation to Development Plans, the policy document states the following: 1.6 Expand the Part V Requirement to 20% to include Affordable Homes The requirement in Part V of the Planning and Development Act 2000 to provide 10% of the uplift in value of zoned residential land for social housing, has been increased to a mandatory 20% for social, affordable and cost rental housing requirements, of which at least half must be applied to social housing provision. The link to a specified percentage need in the Housing Strategy reflected in the Development Plan objectives has been removed, so the focus will be on capturing the full share of the planning gain for the State on every applicable site, in every Local Authority area. The 20% will apply to all land transacted after the new legislation comes in to force, or bought before 2015, where planning permission has not been granted. Current planning permissions will be unaffected, and land purchased between 2015 and 2021 will also continue at 10%. Near term supply will not be affected by these changes. However, this will change in 2026 when the 20% will apply to all land regardless of when purchased. Developers, therefore, must act now to bring forward housing or they will face the new higher obligation at that time. This is a balanced and fair way to allow supply to come forward at pace, while also ensuring that the State is getting as much benefit as possible for social and affordable purposes. The Housing Agency will support local authorities to ensure the revised requirements are applied consistently. LEITRIM COUNTY DEVELOPMENT PLAN 2023-2029 – VOLUME I 51 3 Housing
- ‘Housing for All’ recognises that it may be necessary for a Local Authority to zone more serviced land in a Development Plan than would equate to precisely meeting the projected housing demand for that settlement, to provide choice in sites locally and to avoid restricting the supply of new housing development through inactivity on a particular landholding. These additional provisions are detailed in updated Development Plan Guidelines for Planning Authorities (2022). ‘Housing for All’ also states that updated Section 28 guidance will also issue on sustainable urban development, including density and rural housing. To improve residential quality and support the objectives of the NPF, namely promoting compact, sustainable and liveable settlements, the DHLGH will develop Section 28 guidelines for Planning Authorities on Sustainable and Compact Settlement Guidance, which will consolidate existing guidance in this area. In relation to the Affordable Housing Act 2021, it is considered that the principal amendments are as follows: Amendment No. 1 The Housing Strategy is required to include an estimate of the amount of i) housing for the purposes of the provision of social housing support within the meaning of the Housing (Miscellaneous Provisions) Act 2009 ii) housing for eligible applicants within the meaning of Part 2 of the Affordable Housing Act 2021 (namely an applicant assessed by a Housing Authority as being eligible for an affordable dwelling purchase arrangement), and iii) cost rental housing, required in the area of the Development Plan during the period of the Development Plan and the estimate may state the different requirements for different areas within the area of the Development Plan. Amendment No. 2 A Housing Strategy shall now provide that as a general policy a specified percentage, not being more than 20 % of i) the land zoned for residential use, or for a mixture of residential and other uses, and ii) any land which is not zoned for residential use, or for a mixture of residential and other uses, but in respect of which permission for the development of houses is granted, shall be reserved under this Part for the provision of housing for the purposes of one or more outlined above in amendment no. 1. This shall not operate to prevent any person (including the Local Authority) from using more than 20% of land in respect of which permission for the development of houses is granted for the provision of housing to which amendment No. 1 applies. At least half of the 20% contribution from Part V for new housing developments must be applied to social housing provision and up to half may be applied to affordable and cost rental housing. Amendment No. 3 The exempted development size in relation to Section 97 has been reduced from less than 10 units to less than 5 units (essentially reversing the 2015 amendment). LEITRIM COUNTY DEVELOPMENT PLAN 2023-2029 – VOLUME I52 3 Housing
- The Affordable Housing Act 2021 requires that where on the date the above requirements came into operation and a Development Plan includes a Housing Strategy, the Chief Executive shall make an estimate of the amount of housing for eligible applicants within the meaning of Part 2 of the Affordable Housing Act 2021, and for cost rental housing required in the area of the Development Plan during the period of the Development Plan. Such estimate may state the different requirements for housing for different areas within the area of the Development Plan. Such estimate shall be deemed to be included in the Housing Strategy concerned. It is the view of the Planning Authority that in effect this has been provided for in the work undertaken in the Housing Needs Demand Assessment to inform the Housing Strategy. The Department of Housing, Local Government and Heritage has issued Social Housing Delivery Targets to each Local Authority. The delivery of new social housing will form an important element of the increased housing delivery generally for the period to 2030. Housing for All includes a target to deliver an average of 9,500 no. new build social homes per annum over the next 5 years with annual targets increasing from 9,000 no. in 2022 to 10,200 no. in 2026. As part of this delivery programme, the Department has prepared social housing targets for each Local Authority. The targets are primarily focused on the delivery of new build housing units with social housing acquisitions and short term leases being relied upon less after the initial years. The social housing targets for Leitrim County Council are set out in Table 3.10 below with figures for 2022 based on social housing pipeline figures notified to the Housing Delivery Co-ordination Office. Table 3.10: Social Housing Targets for Leitrim County Council 2022-2026 Year 2022 2023 2024 2025 2026 Total Build 30 26 26 28 29 139 Source: Department of Housing, Local Government and Heritage This compares favourably to the estimate of Local Housing unit provision in the Housing Strategy. Table 3.11 below is an extract from Table 47 - Anticipated Social Housing Requirement in Leitrim 2022 – 2028. It would be expected that other options such as Cost Rental will bridge the gap between the social housing new build targets and the number of projected additional households not qualifying for a mortgage but cannot afford private rental accommodation. Table 3.11: Anticipated Social Housing Requirement in Leitrim 2022 – 2028 2022 2023 2024 2025 2026 2027 2028 Total Plan H’holds Number of Additional Households not qualifying for Mortgage and can’t afford Private Rental 7 34 38 40 38 38 39 227 Social Housing Percentage 22.6 18.8 18.9 19.0 18.9 18.5 18.5 18.8 Source: Leitrim County Council Housing Strategy In accordance with the requirements of ‘Housing for All’, Local Authorities were required to publish a Housing Delivery Action Plan by December 2021 which sets out the details of social housing delivery for the next 5 years. This coincides with a significant element of the 2023-2029 Development Plan, up to and including the commencement of the review of the next County Development Plan. LEITRIM COUNTY DEVELOPMENT PLAN 2023-2029 – VOLUME I 53 3 Housing
- POLICIES HOUS POL 1 To reserve 20% of all land zoned solely for residential use, or for a mixture of residential or other uses, and any land which is not zoned for residential use, or for a mixture of residential and other uses, but in respect of which permission for the development of houses is granted to be made available for the provision of social, affordable and cost rental housing referred to in section 94(4) (a) of the Planning and Development Act 2000, as amended. Such reservation shall be provided in accordance with an Agreement referred to in section 96 of the Planning and Development Act 2000, as amended and in accordance with Part V Ministerial guidance or any future revised guidance. HOUS POL 2 To co-operate with Voluntary Housing Associations and other providers of social housing within Co. Leitrim to secure the delivery of new housing of appropriate design and at appropriate locations over the lifetime of this Plan. HOUS POL 3 To adopt a flexible and supportive approach towards alternative uses of vacant residential units/ buildings, subject to appropriate scale, design and compatibility with existing and proposed surrounding uses. HOUS POL 4 To support the implementation of the North-West Regional Homeless Action Plan. HOUS POL 5 To promote the principles of Universal Design for housing development to provide age friendly standards. HOUS POL 6 To facilitate the provision of independent and / or assisted living accommodation, including the adaptation of existing properties, for persons with disabilities and persons with learning difficulties, including purpose built accommodation in convenient, easily accessible and permeable locations. HOUS POL 7 To support the implementation of the Policy Statement ‘Housing Options for Our Ageing Population’. HOUS POL 8 To support the provision of purpose built accommodation for older people that would allow for independent and semi-independent living in locations that are proximate, convenient and accessible to town and village centres, services and amenities. HOUS POL 9 To encourage nursing homes and sheltered housing accommodation to be located at appropriate locations where they provide for easy access both for staff and visitors in order to enhance overall quality of life, increase their links with, and accessibility to, local amenities and to adopt a presumption against rural locations. HOUS POL 10 To promote a mixture of house types, tenures and sizes in residential developments and within communities to reasonably match the requirements of different categories of households in keeping with the Development Management standards. HOUS POL 11 To promote residential densities appropriate to the development’s location and surrounding context, having due regard to Government policy relating to sustainable development, which aims to reduce the demand for travel within existing settlements, and the need to respect and reflect the established character of rural areas. HOUS POL 12 To encourage and ensure high standards of energy efficiency in existing and new residential developments in line with good architectural practice and promote energy efficiency and conservation in the design and development of new residential units, encouraging improved environmental performance of building stock (measures to reduce carbon emissions, improve resource use efficiency and minimise pollution and waste). LEITRIM COUNTY DEVELOPMENT PLAN 2023-2029 – VOLUME I54 3 Housing
- HOUS POL 13 To require residential development proposals to be of high quality and make a positive contribute to the built environment and local streetscape facilitating and encouraging innovation. HOUS POL 14 To ensure that proposals for apartment developments submitted as applications for planning permission or as Council own proposals (Part 8 developments) adhere to the requirements contained within ‘Sustainable Urban Housing: Design Standards for New Apartments’ (DoHLGH, 2020) or as updated during the life of this Plan. All applications for apartments are required to demonstrate at a minimum compliance with these Guidelines and the Specific Planning Policy Requirements contained therein. (Further details are provided in Chapter 13 Development Management Standards – Section 13.10.6 Apartment Developments). HOUS POL 15 To apply the minimum densities in the future development of greenfield or edge of town locations for housing purposes set out in the Guidelines issued by the Minister under Section 28 of the Planning and Development Act 2000, as amended, titled “Sustainable Residential Development in Urban Areas (2007)” or any amending or replacement Guidelines. In so doing the Planning Authority shall consider the appropriateness of introducing a greater mix of building heights and typologies in planning for the future development of suburban locations. OBJECTIVES HOUS OBJ 1 To secure the implementation of the Leitrim Housing Strategy 2023-2029 which make provision for the scale of population growth and housing allocations outlined in the Core Strategy. HOUS OBJ 2 To secure the delivery of social housing in our county in accordance with the Council’s Social Housing Delivery Programme and Government Policy as set out in Rebuilding Ireland: Action Plan for Housing and Homelessness. HOUS OBJ 3 To ensure that sufficient lands are identified through land use zoning objectives at appropriate locations and made available to realise the housing projections and residential development needs identified in the Core Strategy, as informed by the Housing Needs Demand Assessment. HOUS OBJ 4 To promote and engage in active land management and site activation measures addressing any shortfall in housing provision, including the implementation of the Vacant Site Levy on required vacant/under utilised residential and regeneration lands, addressing dereliction and vacancy to ensure the viability of towns and village centres. This includes backland development, thus promoting a more efficient use of zoned land. HOUS OBJ 5 To support the ongoing monitoring and review of the Housing Needs Demand Assessment, in accordance with the guidance on Housing Needs Demand Assessment methodology issued by the Department of Housing, Local Government and Heritage over the lifetime of this Plan. HOUS OBJ 6 To secure the implementation of the Council’s Traveller Accommodation Programme 2019-2024 and any subsequent programme adopted during the plan period. LEITRIM COUNTY DEVELOPMENT PLAN 2023-2029 – VOLUME I 55 3 Housing
- HOUS OBJ 7 To increase the stock of social housing within the county in order to meet the social housing needs identified in this Housing Strategy as well as the long-term housing needs of existing households on the Local Authority housing waiting list. HOUS OBJ 8 To continue to work with all relevant stakeholders to secure the satisfactory completion or resolution of the remaining unfinished housing developments in the county within the life of this Plan. HOUS OBJ 9 To deliver high quality housing of an appropriate scale, mix, tenure, location and density, aligned with adequate physical and social infrastructure and the household allocations contained in the Core Strategy. HOUS OBJ 10 To consider the appropriateness of identifying suitable locations such as redevelopment, regeneration and infill development opportunities within Carrick-on-Shannon to support increased building height and density as required pursuant to SPPR 1 of ‘Urban Development and Building Heights – Guidelines for Planning Authorities’ (DoHLGH, 2018). Such consideration shall be through the statutory Local Area Plan process in conjunction with Roscommon County Council. Such locations will be informed by their ability to support increased building height and density and proximity to public transport and without giving rise to unacceptable adverse impacts on the overall character and residential amenity of the settlement. 56 LEITRIM COUNTY DEVELOPMENT PLAN 2023-2029 – VOLUME I 3 Housing
- 3.15 Density Higher densities will be applied to the higher order settlements of Carrickon-Shannon, to align with its roles as a Key Town, subject to good design and development management standards being met. Higher densities will also be applied to Ballinamore and Manorhamilton, in recognition of their status within the settlement hierarchy as Self-Sustaining Growth Towns. It is important that the density of new development in towns and villages is reflective of the existing character and that growth is linked to infrastructural capacity. More detailed guidance with regard to density is provided in Chapter 6 - Urban Settlements. 3.16 Housing In Towns and Villages The sustainable growth of compact settlements is a priority of the NPF and RSES, with particular emphasis on the regeneration and repopulation of the core of built up areas. This approach focuses on maximising the use of infill, vacant and under-utilised sites and of buildings that are suitable and capable of re-use to provide housing, amenities, employment and services. The Plan aims to develop and support the consolidated growth of Leitrim’s towns and villages in a sequential manner. This will be achieved by locating a high proportion of housing in the existing built-up footprints of each settlement at appropriate densities, thereby strengthening town and village centres. New housing allocation will be consistent with the Core Strategy and be proportionate to the size, function and capacity of settlements in accordance with the Settlement Hierarchy. More detailed guidance in this regard is provided in Chapter 6 – Urban Settlements and also in the Settlement Plans for individual towns and villages which forms Volume II of the Plan. LEITRIM COUNTY DEVELOPMENT PLAN 2023-2029 – VOLUME I 57 3 Housing
- 3.17 Rural Settlement Strategy 3.17.1 Introduction A network of social and economic services and facilities has evolved to support the rural population including schools, post offices, parish churches, sports clubs and community organisations all of which are adversely affected by population decline. The NPF acknowledges that the open 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. The Council is proactively involved in regenerating rural areas and this Plan seeks to facilitate rural development, including individual rural housing, particularly in areas of population decline and/or where rural services are under threat whilst also protecting the heritage, landscape qualities and environment of rural areas. This Plan will provide the continuing need for housing provision for people to live and work in Co. Leitrim’s countryside. The Council will seek to ensure that rural development takes place in a manner that is compatible with the policy objectives of both the NPF and RSES, whilst ensuring to the maximum extent practicable the protection of environmental, biodiversity and heritage assets, the road network including the provisions of Policy TRAN POL 2, water quality and protected landscapes. This requires that the policy framework protects against over-spill and ribbon development from urban areas, does not facilitate urban generated rural housing and supports the National Strategic Outcomes of compact growth, sustainable mobility, transitioning to a low carbon and climate resilient society and sustainable management of our environmental resources. 3.17.2 Policy Review Sustainable Rural Housing, Guidelines for Planning Authorities, 2005 The Circular letter PL2/2017, issued by the Department of Housing, Planning, Community and Local Government in May 2017, advised Local Authorities that the Sustainable Rural Housing Guidelines are currently being revised to ensure the rural housing policies and objectives contained in Local Authority Development Plans comply with Article 43 of the EU Treaty on the freedom of movement of citizens. At the date of publication, the revised Guidelines have not been issued. The Council will have regard to the current Guidelines and any future guidelines issued in relation to rural housing development. Project Ireland 2040 - National Planning Framework (NPF) In terms of rural housing, the NPF distinguishes between commuter areas and other rural regions throughout the country. It recognises the ‘significant pressures from urban generated pressures in commuter areas and highlights how commuter-generated housing in rural areas accessible to cities and towns, has affected the character and cohesion of some locations. It seeks to manage the growth of areas that are under strong urban influence to avoid over-development, while sustaining vibrant rural communities’. The NPF requires a clear distinction to be made between areas under urban influence and elsewhere in providing for the development of rural housing in the countryside (NPO 19 reproduced below). It confirms that the capacity to provide for single rural housing should be retained for those that have a demonstrable economic or social need to live in the area, subject to all other proper planning and sustainable development considerations. It recognises the importance of sustaining rural areas, specifically through NPO 15 which seeks to ‘support the sustainable development of rural areas by encouraging growth and arresting decline in areas that have experienced low population growth or decline in recent decades and by managing the growth of areas that are under strong urban influence to avoid overdevelopment, while sustaining vibrant rural communities’. LEITRIM COUNTY DEVELOPMENT PLAN 2023-2029 – VOLUME I58 3 Housing
- National Policy Objective 19 Ensure, in providing for the development of rural housing, that a distinction is made between areas under urban influence, i.e. within the commuter catchment of cities and large towns and centres of employment, and elsewhere: In rural areas under urban influence, facilitate the provision of single housing in the countryside based on the core consideration of demonstrable economic or social need to live in a rural area and siting and design criteria for rural housing in statutory guidelines and plans, having regard to the viability of smaller towns and rural settlements; In rural areas elsewhere, facilitate the provision of single housing in the countryside based on siting and design criteria for rural housing in statutory guidelines and plans, having regard to the viability of smaller towns and rural settlements. Regional Spatial and Economic Strategy 2020- 2032 (NWRA RSES) The RSES recognises that ‘the management of rural areas is challenging in that some areas have a declining and ageing population whilst others are experiencing urban generated pressure from the demand for houses within the commuter zone of our cities, regional centres and their support towns’. The Regional Assembly supports Local Authorities in identifying and prioritising a program for the provision of serviced sites within smaller towns and villages within 1 year of the adoption of the RSES (RPO 3.7). The RSES seeks to ‘deliver at least 20% of all new housing in rural areas on brownfield sites’ (RPO 3.3). With regard to National Policy Objective 19 from the NPF, the RSES reaffirms this requirement and indicates that the “management of these pressures is a matter for individual local authorities through the Development Plan process, having regard to the provisions of Ministerial Guidelines and other material considerations” (pg. 44). 3.17.3 ‘Graigs’ – Development Nodes Existing settlements that clearly have an established identity, containing a community facility such as a national school, a retail unit, e.g. a post office or local convenience shop, a church and community centre with some housing in the vicinity are acknowledged in the Settlement Hierarchy contained in the Core Strategy. It is considered appropriate that such settlements or nodes should be reinforced in order to sustain the social capital of the area and provide suitable alternative type locations for individual or small scale residential development than the provision of individual housing in the open countryside. These centres are referred to as ‘Graigs’. See Map No. 2 in Volume III (Book of Maps). In general terms, the provision of vehicular access points to such residential development should be from local roads where possible as opposed to regional roads where these occur. There will be a presumption in favour of the development of oneoff housing within Graigs. The development of small scale housing schemes will be dependent on the provision of suitably designed and strategically located community wastewater treatment units. Development will be directed so as to consolidate existing development in the first instance and thereafter to provide for the organic growth of the centre as appropriate. Accordingly the development of Graigs should be commensurate and in accordance with the existing size and scale of their existing nodal footprint. All proposals for development will have to comply with normal planning requirements in terms of site section, site layout, building design, road safety and in particular the treatment and disposal of wastewater. LEITRIM COUNTY DEVELOPMENT PLAN 2023-2029 – VOLUME I 59 3 Housing
- Table 3.12: Graigs in Co. Leitrim Carrick-on-Shannon Municipal District Ballinamore Municipal District 1. Aghamore 1. Aghavas 2. Bornacoola (Johnstown Bridge) 2. Aughawillan 3. Efferinagh 3. Aughnasheelan 4. Eslinbridge 4. Drumreilly/Corrawaleen 5. Gortlettragh 5. Drumeela 6. Kilnagross 6. Garvagh Manorhamilton Municipal District 1. Aghacashel 7. Largydonnell 2. Askill 8. Leckaun/Newtownmanor 3. Bellanagare/Carrowcrin 9. Mullies 4. Derrintawy/Newbridge 10. Tarmon 5. Gurteen 11. Tawnylea 6. Kilavoggy POLICIES GRAIG POL 1 To support the sustainable development of Graigs (Tier 5 Settlements) identified in Table 3.12 and map No. 2 on Volume III (Book of Maps). GRAIG POL 2 To direct development so as to consolidate existing development within the Graigs, ensuring that the sustainable and organic growth of these centres is commensurate and in accordance with the existing size and scale of their existing nodal footprint and that the development of these centres is contingent on the provision of a proper level of infrastructure. Additional policies pertaining to Graigs are included in RUR SET POL 1 and RUR SET POL 13 whilst RUR SET OBJ 1 seeks the development of serviced sites within settlements including Graigs. LEITRIM COUNTY DEVELOPMENT PLAN 2023-2029 – VOLUME I60 3 Housing
Source Leitrim County Council: Leitrim County 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.